04.04.23 PZ PacketPage 1 of 3
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Welcome to the Prosper Planning & Zoning Commission Meeting.
Citizens may watch the meeting live by using the following link:
https://prospertx.new.swagit.com/views/378/
Addressing the Planning & Zoning Commission:
Those wishing to address the Planning and Zoning Commission must complete the Public
Comment Request Form located on the Town's website or in the Council Chambers.
If you are attending in person, please submit this form to the Town Secretary or the person
recording the minutes for the Board/Commission prior to the meeting. When called upon, please
come to the podium, and state your name and address for the record.
If you are watching online, please submit this form to the Town Secretary prior to 4:00 p.m. on
the day of the meeting in order for your comments to be read into the record. The Town assumes
no responsibility for technical issues beyond our control.
In compliance with the Texas Open Meetings Act, the Town Council/Board/ Commission may not
deliberate or vote on any matter that does not appear on the agenda. The
Council/Board/Commission, however, may provide statements of fact regarding the topic, request
the topic be included as part of a future meeting, and/or refer the topic to Town staff for further
assistance.
Citizens and other visitors attending Planning and Zoning Commission meetings shall observe
the same rules of propriety, decorum, and good conduct applicable to members of th e Town
Council. Any person making personal, impertinent, profane or slanderous remarks or who
becomes boisterous while addressing the Town Council or while attending the Town Council
meeting shall be removed from the room, if so directed by the Mayor or presiding officer, and the
person shall be barred from further audience before the Town Council during that session of the
Town Council. Disruption of a public meeting could constitute a violation of Section 42.05 of the
Texas Penal Code.
Pursuant to Section 551.007 of the Texas Government Code, individuals wishing to address the
Commission for items listed as public hearings will be recognized when the public hearing is
opened. For individuals wishing to speak on a non-public hearing item, they may address the
Commission when the item is considered by the Planning & Zoning Commission.
1. Call to Order / Roll Call.
2. Pledge of Allegiance
AGENDA
Planning and Zoning Commission
Prosper Town Hall, Council Chambers
250 W. First Street, Prosper, Texas
Tuesday, April 04, 2023
6:00 PM
1
Page 2 of 3
CONSENT AGENDA:
Items placed on the Consent Agenda are considered routine in nature and are considered non-
controversial. The Consent Agenda can be acted upon in one motion. Items may be removed
from the Consent Agenda by the request of a Commission Member or staff.
3a. Consider and act upon the minutes from the March 21, 2023, Planning & Zoning
Commission meeting.
CITIZEN COMMENTS
The public is invited to address the Commission on any topic. However, the Commission is unable
to discuss or take action on any topic not listed on this agenda. Please complete a “Public
Comment Request Form” and present it to a staff member prior to the meeting.
REGULAR AGENDA:
If you wish to address the Commission, please fill out a “Public Comment Request Form” and
present it to the Chair, preferably before the meeting begins. Pursuant to Section 551.007 of the
Texas Government Code, individuals wishing to address the Planning and Zoning Commission
for items listed as public hearings will be recognized when the public hearing is opened. For
individuals wishing to speak on a non-public hearing item, they may either address the
Commission during the Citizen Comments portion of the meeting or when the item is considered
by the Planning and Zoning Commission.
4. Consider and act upon a Preliminary Site Plan for a Retail and Hotel Development,
Lots 11 & 12 of Block A Gates of Prosper on 4.5± acres, located on the south side of
Lovers Lane, east of Coleman Street. The property is zoned Planned Development-
67 (PD-67). D22-0103.
5. Conduct a public hearing, and consider and act upon a request to rezone 34.7± acres
from Commercial District (C) to a new Planned Development for Mixed Use, located
northside of Prosper Trail and west of Dallas Parkway. (Z22-0019)
6. Review actions taken by the Town Council and possibly direct Town Staff to schedule
topic(s) for discussion at a future meeting.
7. Adjourn
CERTIFICATION
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted at Prosper
Town Hall, located at 250 W. First Street, Prosper, Texas 75078, a place convenient and readily
accessible to the general public at all times, and said Notice was posted by 5:00 p.m., on Friday,
March 31, 2023, and remained so posted at least 72 hours before said meeting was convened.
_______________________________ _________________________
Michelle Lewis Sirianni, Town Secretary Date Notice Removed
Pursuant to Section 551.071 of the Texas Government Code, the Town Council reserves the right to consult
in closed session with its attorney and to receive legal advice regarding any item listed on this agenda.
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Page 3 of 3
NOTICE
Pursuant to Town of Prosper Ordinance No. 13-63, all speakers other than Town of Prosper staff are limited
to three (3) minutes per person, per item, which may be extended for an additional two (2) minutes with
approval of a majority vote of the Town Council.
NOTICE OF ASSISTANCE AT PUBLIC MEETINGS: The Prosper Town Council meetings are wheelchair
accessible. For special services or assistance, please contact the Town Secretary’s Office at (972) 569 -
1011 at least 48 hours prior to the meeting time.
3
Page 1 of 2
1. Call to Order / Roll Call
The meeting was called to order at 6:00 p.m.
Commissioners Present: Chair Brandon Daniel, Secretary Mike Pettis, Sekou Harris, Tommy
VanWolfe, Cameron Reeves
Staff Present: David Soto, Planning Manager; Doug Braches, Planning Technician
2. Recitation of the Pledge of Allegiance.
3. CONSENT AGENDA
3a. Consider and act upon the minutes from the March 7, 2023, Planning &
Zoning Commission meeting.
3b. Consider and act upon a request for a Site Plan for a new Wireless
Communications and Support Structure, on .1± acre, located on the north
side of Prosper Trail, west of Legacy Drive. The property is zoned Agriculture
(A) & Specific Use Permit-45 (SUP-45). (DEVAPP-23-0011)
Motioned by VanWolfe, seconded by Harris, to approve the Consent Agenda, Motion approved
5-0.
CITIZEN COMMENTS
REGULAR AGENDA
4. Review actions taken by the Town Council and possibly direct Town Staff to
schedule topic(s) for discussion at a future meeting.
David Soto (Staff): Presented information regarding Town Council hearing on the westside
addition case, upcoming Pradera Zoning Case and Comprehensive Plan update.
5. Adjourn.
Motioned by Reeves, seconded by Harris to adjourn. Motion approved 5-0 at 6:09 p.m.
_______________________________ _________________________
Doug Braches, Planning Technician Michael Pettis, Secretary
MINUTES
Regular Meeting of the
Prosper Planning & Zoning Commission
Prosper Town Hall
Council Chambers
250 W. First Street, Prosper, Texas
Tuesday, March 21, 2023, 6:00 p.m.
4
Item 1.
Page 2 of 2
5
Item 1.
Page 1 of 1
PLANNING
To: Planning & Zoning Commission Item No. 4
From: Paul Rodriguez, Senior Planner
Through: David Soto, Planning Manager
Re: Planning & Zoning Commission Meeting – April 4, 2023
Agenda Item:
Consider and act upon a Preliminary Site Plan for a Retail and Hotel Development, Lots 11 & 12
of Block A Gates of Prosper on 4.5± acres, located on the south side of Lovers Lane, east of
Coleman Street. The property is zoned Planned Development-67 (PD-67). D22-0103.
Description of Agenda Item:
The Preliminary Site Plan is for a Retail and Hotel use consisting of 4.5± acres. Access will be
provided from Lovers Lane & Coleman Street. The Preliminary Site Plan currently does not
conform to the standards of Planned Development-67 (PD-67). The proposed Hotel use is not
providing the adequate number of parking spaces. According to the zoning ordinance, hotels
require “One parking space for each sleeping room or suite. The proposed hotel is said to have
119 rooms. Per the ordinance, 119 parking spaces are required. The preliminary site plan has
provided 92 proposed parking spaces.
The Gates of Prosper was intended to create a true mixed use feel “which encourages a desired
lifestyle for the residents to live, work, shop, eat, and relax.” With that being mentioned, it is
important to note that such uses are intended to be walkable and provide con nectivity to other
sections of that development.
Although the proposed use does not meet the parking requirements, the Planning & Zoning
Commission has the authority the approve alternate parking ratios. The applicant has submitted
justification on their requests to alternate parking ratio. Per the applicant’s parking study, they
have concluded that, at the peak hours, the demand would result in 89 parking spaces in relation
to the number of rooms. Furthermore, the preliminary site plan shows that they would be
exceeding the parking demand demonstrated in their study. This will be the first project outside
of Downtown to receive an alternative parking ratio, however in recent Planned Developme nts
reduction of the parking has been approved.
Attached Documents:
1. Location Map
2. Preliminary Site Plan
3. Parking Study
6
Item 2.
Page 2 of 1
Town Staff Recommendation:
Staff recommends approval of the Preliminary Site Plan subject to:
1. Town staff approval of preliminary water, sewer, and drainage plans.
2. Town staff approval of all emergency access, fire hydrants, fire department connections (FDC)
and fire lanes, including widths, radii, and location.
7
Item 2.
8
Item 2.
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
BLOCK A, LOT 12
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
SS
E
D
S S
D D
SS
S
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
EX RIP-RAP
RIP-RAP
CONC. BLOCK WALL
TRASH DUMPSTER
ENCLOSURE
S
D
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
EX DETENTION POND
675671671672673674670670670670674
6
7
5
674673674673
674
672673670671672SOUTH COLEMAN STREETVARIABLE WIDTH ROWVOL. 2019, PG. 252, M.R.C.C.T.D.U.E.VOL. 2020, PG. 56010' X 40' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG.
560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 7' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' X 13.5' W.E.VOL. 2020, PG.560M.R.C.C.T.15' X 20.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
24' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.30' F.A.U.D.E.VOL. 2020, PG. 560M.R.C.C.T.F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
2.5' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' S.S.E.VOL. 2020, PG. 560M.R.C.C.T.15' X 18' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.2.5' S.S.E.VOL. 2020, PG.560M.R.C.C.T.10' SIDEWALK ESMT.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611510
O.P.R.C.C.T.
25' L.P.A.E. & H.B.T.E.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611520
O.P.R.C.C.T.
15' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' UTILITY EASEMENT
INST. NO. 20190130000096920
O.P.R.C.C.T.
25' L.P.A.E.
VOL. 2020, PG. 560
M.R.C.C.T.
50' ATMOS GAS PIPELINE
EASEMENT
INST. NO. 20200814001331020
O.P.R.C.C.T.
LOVERS LANE
BLOCK A, LOT 11
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
HOME 2 SUITES
17,157 S.F.
4 STORY
5
4
5 6 PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
25' L.E.25' L.E.L1L2L3 L4
L513 EVEVEV15
9
11
11
11
9'20'26'F.A.U.D.E.26'
F.A.U.D.E.20'20'9'20'20'9'26'F.A.U.D.E.26'F.A.U.D.E.20'9'9'5'R
3
0
'20'5'
2
9.5'23'EVEV20'5'
7'
RETAIL-1
8,611 S.F.
1 STORY
24'A.U.D.E.24'A.U.D.E.8
16
6
20'9'
20'
24'
F.A.U.D.E.6'6'9'20'24'F.A.U.D.E.9'
PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
9'9'
R30'R30
'
C1C2 L6C3L7L9
L10
L11L12L13L8
52.99'5'
9'56'EX DRIVEWAY474' TO LOVERS LANE52'
EX DRIVEWAY
439'
TO COLEMAN STREET
PROPOSED CURB INLET
& JUNCTION BOX
6'25' L.E.25' L.A.E.
EX SIDEWALK
EX SIDEWALK
EX SIDEWALK
90' ROW
110' ROW 110' ROW90' ROW5' L.S.
EX ADA RAMP
EX ADA RAMP
EX ADA RAMP
EV CHARGING STALLS
AND STATIONS
EX CURB INLET
EX CURB INLET
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX CURB INLET
EX CURB INLET
15'
W.E.
PROP FDC
(REMOTE)
EX. FIRE HYDRANT &
LIGHT POLE
(TO BE RELOCATED)
PROP RISER
ROOM
FRONT ENTRANCE
(SLIDING DOOR)
PROP METERS
PROP 12'x12'
RISER ROOM
5
0
'
R
3
0
'
10'
R30'
10'
16.35'
10'9'
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
JUNCTION
BOX
50'1
5
'26.26'15'26.27'80'R30'R30'
9
94.63'R30'
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
15' W.E.
24' F.A.U.D.E.
24' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
24' A.U.D.E.
WALL-MOUNTED
HC PARKING
SIGN
VARIABLE
WIDTH
D.E.
PROP 6' HIGH STONE
FINISH WALL
PROP
FDC
10.07'R3
0
'R30'R30'R56'6'R2
'R30'R54'R54'R30'R54'R30'13.5'11.37'30'30'10'20'17.44'6'30'9.5'20'5'20'9'
162.5'66.97'10'12.5'16.5'30.44'30.44'R56'R30'R30'R56'11.98'R56'R56'R30'R30'9'5' L.S.5' L.S.SITE LEGEND
CONCRETE CURB
SAW-CUT LINE
MONUMENT/PYLON SIGN
WHEEL STOPS
HANDICAP SIGN
HANDICAP LOGO
STRIPING
BOLLARD
FENCE
FIRE HYDRANT
RAMP
FIRE LANE
PARKING SPACES
TRAFFIC ARROW
DUMPSTER
SANITARY SEWER MANHOLE
SANITARY SEWER CLEANOUT
SANITARY SEWER DOUBLE CLEANOUT
SANITARY SEWER SAMPLE PORT
GREASE TRAP
DOMESTIC WATER METER
IRRIGATION METER
GAS METER
TRANSFORMER
LIGHT POLE
POWER POLE
X
EXISTING FIRE LANE
OPEN SPACE
EXISTING LEGEND
BUILDING LINE
EASEMENT
BOUNDARY
CONCRETE
BRICK
STONE
WOOD DECK
GRAVEL
HIGHBANK LINE
PARKING STRIPE
BUILDING WALL
TILE
FIRE LANE STRIPE
PIPE RAIL FENCE
NO PARKING
CON. RET. WALL
HANDICAP SPACETELE. BOX
CABLE BOX
1/2" IR FOUND
1/2" IR SET
WATER METER
GAS METER
OHU OVERHEAD UTILITY LINE
BARBED WIRE FENCE
IRON FENCE
CHAINLINK FENCE
WOOD FENCE
X
A.C. PAD
UTILITY POLE
5/8" IR FOUND
ASPHALT
TRANS. BOX
60-D NAIL FOUND
ELECTRIC BOX
3/8" IR FOUND
SAN. SEW. CO.
PK NAIL SET
STONE RET. WALL
BRICK RET. WALL
SIGN
STORM DRAIN MH.
SAN. SEW. MH.
IRRIGATION VALVE
WATER VALVE
FIRE HYDRANT
BRICK COLUMN
STONE COLUMN
GUY WIRE ANCHOR
1/2" IP FOUND
BOLLARD POST
LIGHT POLE
COVERED AREA
GAS MARKER1" IR FOUND
1" IP FOUND
POINT FOR CORNER
3/4" IP FOUND
CON. MONUMENT
X-FOUND
X-SET
WATER MH.
TELE. MH.
BOUNDARY LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
DISTANCE
394.00'
180.00'
116.95'
386.37'
293.06'
65.94'
56.41'
129.00'
150.33'
150.00'
35.36'
125.00'
33.39'
BEARING
S90°00'00"W
S00°00'00"E
S03°48'11"W
N90°00'00"W
S00°00'00"E
S37°27'22"W
S00°00'00"W
N90°00'00"E
N86°11'09"E
N90°00'00"E
S45°00'00"W
N00°00'00"E
S03°48'51"W
BOUNDARY CURVE TABLE
CURVE #
C1
C2
C3
LENGTH
3.61'
25.81'
65.37'
RADIUS
45.00'
45.00'
100.00'
DELTA
004°35'49"
032°51'33"
037°27'22"
CHORD LENGTH
3.61'
25.46'
64.22'
CHORD BEARING
S02°17'54"W
S21°01'35"W
N18°43'41"E
SITE
VICINITY MAP
N.T.S.
N
SITE GENERAL NOTES
1.ALL CONSTRUCTION SHALL BE IN STRICT ACCORDANCE WITH THE CITY OR
LOCAL JURISDICTION STANDARDS.
2.THE LOCATION OF UNDERGROUND UTILITIES INDICATED ON THE PLANS IS
TAKEN FROM AS-BUILTS, UTILITY PLANS OR SURVEY. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO MAKE ARRANGEMENTS WITH THE
OWNERS OF SUCH UNDERGROUND UTILITIES PRIOR TO WORKING IN THE
AREA TO CONFIRM THEIR EXACT LOCATION AND TO DETERMINE WHETHER
ANY ADDITIONAL UTILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY
BE PRESENT. THE CONTRACTOR SHALL PRESERVE AND PROTECT ALL
UNDERGROUND UTILITIES. IF EXISTING UNDERGROUND UTILITIES ARE
DAMAGED, THE CONTRACTOR WILL BE RESPONSIBLE FOR THE COST OF
REPAIRING THE UTILITY.
3.WHERE EXISTING UTILITIES OR SERVICE LINES ARE CUT, BROKEN OR
DAMAGED, THE CONTRACTOR SHALL REPLACE OR REPAIR THE UTILITIES OR
SERVICE LINES WITH THE SAME TYPE OF ORIGINAL MATERIAL AND
CONSTRUCTION, OR BETTER, UNLESS OTHERWISE SHOWN OR NOTED ON
THE PLANS, AT HIS OWN COST AND EXPENSE. THE CONTRACTOR SHALL
IMMEDIATELY NOTIFY THE ENGINEER AT ONCE OF ANY CONFLICTS WITH
UTILITIES.
4.ALL EXCAVATIONS, TRENCHING AND SHORING OPERATIONS SHALL COMPLY
WITH THE REQUIREMENTS OF THE U. S. DEPARTMENT OF LABOR, OSHA,
CONSTRUCTION SAFETY AND HEALTH REGULATIONS AND ANY
AMENDMENTS THERETO.
5.THE CONTRACTOR SHALL RESTORE ALL AREAS DISTURBED BY
CONSTRUCTION TO ORIGINAL CONDITION OR BETTER. RESTORED AREAS
INCLUDE, BUT ARE NOT LIMITED TO TRENCH BACKFILL, SIDE SLOPES,
FENCES, DRAINAGE DITCHES, DRIVEWAYS, PRIVATE YARDS AND ROADWAYS.
6.ANY CHANGES NEEDED AFTER CONSTRUCTION PLANS HAVE BEEN
RELEASED, SHALL BE APPROVED BY THE CITY ENGINEER. THESE CHANGES
MUST BE RECEIVED IN WRITING.
7.THE CONTRACTOR SHALL PROVIDE "RED LINED" MARKED PRINTS TO THE
ENGINEER PRIOR TO FINAL INSPECTION INDICATING ALL CONSTRUCTION
WHICH DEVIATED FROM THE PLANS OR WAS CONSTRUCTED IN ADDITION TO
THAT INDICATED ON THE PLANS.
8.ALL CURB RADIUS TO BE 10' OR 2' UNLESS OTHERWISE NOTED ON THE SITE
PLAN.
9.ANY REVISION TO THIS PLAN WILL REQUIRE TOWN APPROVAL AND WILL
REQUIRE REVISIONS TO ANY CORRESPONDING PLANS TO AVOID CONFLICTS
BETWEEN PLANS.
Know what's below.
Call before you dig.
TX. P.E. FIRM #11525
T: 469.331.8566 F: 469.213.7145 E: info@triangle-engr.com
W: triangle-engr.com O: 1782 McDermott Drive, Allen, TX 75013
Planning Civil Engineering Construction Management
HOME 2 SUITE INN
SEC LOVERS LANE AND SOUTH COLEMAN STREET
CITY OF PROSPER
COLLIN COUNTY, TEXAS 75078
GATES OF PROSPER, BLOCK A, LOT 11 & LOT 12
03/20/23
97534
KARTAVYA S. PATELSTATE O F T
E
X
A
SPROFE
S
SIONA L E N G INEERL
ICE N S E D
Scale: 1" = 'Feet
0
40
80
C-3.0
PRELIMINARY SITE PLAN-1
PROPOSED USE:
ZONING:
BUILDING AREA:
HANDICAP PARKING PROVIDED:
BUILDING HEIGHT:
REGULAR PARKING REQUIRED:
LOT 11 SITE DATA SUMMARY TABLE
HANDICAP PARKING REQUIRED:
REGULAR PARKING PROVIDED:
LOT COVERAGE:
FLOOR AREA RATIO:
PD-67 (MIXED USE)
HOTEL
17,157 S.F.
45'-0"
14.7%
0.15
1 SP PER BEDROOM
119 SPACES
87 SPACES
5 SPACES (1 VAN ACCESSIBLE)
5 SPACES (1 VAN ACCESSIBLE)
LOT AREA (EXCLUDING ROW):2.67 ACRES (116,454 S.F.)
NUMBER OF GUEST ROOMS:119
IMPERVIOUS AREA:81,935 S.F. (70.4%)
INTERIOR LANDSCAPING REQUIRED:11,645 S.F. (10%)
OPEN SPACE REQUIRED:8,151.78 S.F. (7%)
TOTAL PARKING PROVIDED:92 SPACES
OPEN SPACE PROVIDED:22,561.05 S.F. (19.38%)
INTERIOR LANDSCAPING PROVIDED:34,519 S.F. (29.60%)
PROPOSED USE:
ZONING:
BUILDING AREA:
HANDICAP PARKING PROVIDED:
BUILDING HEIGHT:
REGULAR PARKING REQUIRED:
LOT 12 SITE DATA SUMMARY TABLE
HANDICAP PARKING REQUIRED:
REGULAR PARKING PROVIDED:
LOT COVERAGE:
FLOOR AREA RATIO:
PD-67 (MIXED USE)
RETAIL
8,611 S.F.
30'
10.65%
0.107
1 SP PER 250 S.F.
35 SPACES
37 SPACES
2 SPACES (1 VAN ACCESSIBLE)
2 SPACES (1 VAN ACCESSIBLE)
LOT AREA (EXCLUDING ROW):1.86 ACRES (80,888 S.F.)
IMPERVIOUS AREA:41,849 S.F. (51.7%)
INTERIOR LANDSCAPING REQUIRED:8,089 S.F. (10%)
OPEN SPACE REQUIRED:5,662.16 S.F. (7%)
TOTAL PARKING PROVIDED:39 SPACES
OPEN SPACE PROVIDED:22,650.87 S.F. (28.00%)
INTERIOR LANDSCAPING PROVIDED:39,039 S.F. (48.30%)
FLOOD PLAIN NOTE
ACCORDING TO MAP NO. 48085C0235J DATED JUNE 2, 2009, OF THE NATIONAL
INSURANCE PROGRAM MAP, FLOOD INSURANCE RATE MAP OF COLLIN
COUNTY, TEXAS, FEDERAL EMERGENCY MANAGEMENT AGENCY, FEDERAL
INSURANCE ADMINISTRATION, THIS PROPERTY IS LOCATED IN ZONE X
(UNSHADED) AND IS NOT WITHIN A SPECIAL FLOOD HAZARD AREA.
CASE NUMBER: D22-0103
ADDITIONAL CITY NOTE:
1.7% of net lot area is required to be
provided as open space. The
following shall not be included:
vehicular paving, required parking lot
landscape islands, building footprint,
utility yards, required landscape
setbacks, sidewalks, and detention
ponds.
NO EXISTING TREES ON SITE
EASEMENT/SETBACK LEGEND
BUILDING SETBACK
DRAINAGE & DETENTION EASEMENT
SANITARY SEWER EASEMENT
SIDEWALK EASEMENT
UTILITY EASEMENT
FIRE LANE, ACCESS & UTILITY EASEMENT
WATER EASEMENT
ELECTRICAL EASEMENT
ACCESS EASEMENT
LANDSCAPE EASEMENT
B.S.
L.E.
F.A.U.E.
A.E.
S.E.
W.E.
S.S.E.
E.E.
U.E.
D.D.E.
FIRE LANE, ACCESS & DRAINAGE EASEMENT F.A.D.E.
LANDSCAPE & ACCESS EASEMENT L.A.E.
LANDSCAPE SETBACK L.S.
PROJECT CONTACT LIST
ENGINEER
TRIANGLE ENGINEERING LLC
1782 McDERMOTT DRIVE
ALLEN, TEXAS 75013
CONTACT: KARTAVYA PATEL, PE
PHONE: 469-331-8566
DEVELOPER
SUPERHOST HOSPITALITY, LLC
1823 ABRITER COURT
NAPERVILLE, ILLINOIS 60563
CONTACT: SAMIR LAKHANY
PHONE: 260-418-2249
SURVEYOR
KIMLEY-HORN
6160 WARREN PARKWAY, SUITE 210
FRISCO, TEXAS 75034
CONTACT: MICHAEL MARX, RPLS
PHONE: 972-335-3580
ARCHITECT
STUDIO RED DOT
10000 NCX, SUITE 1045
DALLAS, TEXAS 75231
CONTACT: SABRINA BALA, AIA
469-941-4145
OWNER
GOP #2, LLC
1 COWBOYS WAY
FRISCO, TEXAS 75034
9
Item 2.
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
BLOCK A, LOT 12
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
SS
E
D
S S
D D
SS
S
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
EX RIP-RAP
RIP-RAP
CONC. BLOCK WALL
TRASH DUMPSTER
ENCLOSURE
S
D
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
EX DETENTION POND
675671671672673674670670670670674
6
7
5
674673674673
674
672673670671672SOUTH COLEMAN STREETVARIABLE WIDTH ROWVOL. 2019, PG. 252, M.R.C.C.T.D.U.E.VOL. 2020, PG. 56010' X 40' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG.
560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 7' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' X 13.5' W.E.VOL. 2020, PG.560M.R.C.C.T.15' X 20.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
24' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.30' F.A.U.D.E.VOL. 2020, PG. 560M.R.C.C.T.F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
2.5' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' S.S.E.VOL. 2020, PG. 560M.R.C.C.T.15' X 18' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.2.5' S.S.E.VOL. 2020, PG.560M.R.C.C.T.10' SIDEWALK ESMT.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611510
O.P.R.C.C.T.
25' L.P.A.E. & H.B.T.E.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611520
O.P.R.C.C.T.
15' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' UTILITY EASEMENT
INST. NO. 20190130000096920
O.P.R.C.C.T.
25' L.P.A.E.
VOL. 2020, PG. 560
M.R.C.C.T.
50' ATMOS GAS PIPELINE
EASEMENT
INST. NO. 20200814001331020
O.P.R.C.C.T.
LOVERS LANE
BLOCK A, LOT 11
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
HOME 2 SUITES
17,157 S.F.
4 STORY
5
4
5 6 PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
25' L.E.25' L.E.L1L2L3 L4
L513 EVEVEV15
9
11
11
11
9'20'26'F.A.U.D.E.26'
F.A.U.D.E.20'20'9'20'20'9'26'F.A.U.D.E.26'F.A.U.D.E.20'9'9'5'R
3
0
'20'5'
2
9.5'23'EVEV20'5'
7'
RETAIL-1
8,611 S.F.
1 STORY
24'A.U.D.E.24'A.U.D.E.8
16
6
20'9'
20'
24'
F.A.U.D.E.6'6'9'20'24'F.A.U.D.E.9'
PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
9'9'
R30'R30
'
C1C2 L6C3L7L9
L10
L11L12L13L8
52.99'5'
9'56'EX DRIVEWAY474' TO LOVERS LANE52'
EX DRIVEWAY
439'
TO COLEMAN STREET
PROPOSED CURB INLET
& JUNCTION BOX
6'25' L.E.25' L.A.E.
EX SIDEWALK
EX SIDEWALK
EX SIDEWALK
90' ROW
110' ROW 110' ROW90' ROW5' L.S.
EX ADA RAMP
EX ADA RAMP
EX ADA RAMP
EV CHARGING STALLS
AND STATIONS
EX CURB INLET
EX CURB INLET
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX CURB INLET
EX CURB INLET
15'
W.E.
PROP FDC
(REMOTE)
EX. FIRE HYDRANT &
LIGHT POLE
(TO BE RELOCATED)
PROP RISER
ROOM
FRONT ENTRANCE
(SLIDING DOOR)
PROP METERS
PROP 12'x12'
RISER ROOM
5
0
'
R
3
0
'
10'
R30'
10'
16.35'
10'9'
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
JUNCTION
BOX
50'1
5
'26.26'15'26.27'80'R30'R30'
9
94.63'R30'
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
15' W.E.
24' F.A.U.D.E.
24' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
24' A.U.D.E.
WALL-MOUNTED
HC PARKING
SIGN
VARIABLE
WIDTH
D.E.
PROP 6' HIGH STONE
FINISH WALL
PROP
FDC
10.07'R3
0
'R30'R30'R56'6'R2
'R30'R54'R54'R30'R54'R30'13.5'11.37'30'30'10'20'17.44'6'30'9.5'20'5'20'9'
162.5'66.97'10'12.5'16.5'30.44'30.44'R56'R30'R30'R56'11.98'R56'R56'R30'R30'9'5' L.S.5' L.S.BOUNDARY LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
DISTANCE
394.00'
180.00'
116.95'
386.37'
293.06'
65.94'
56.41'
129.00'
150.33'
150.00'
35.36'
125.00'
33.39'
BEARING
S90°00'00"W
S00°00'00"E
S03°48'11"W
N90°00'00"W
S00°00'00"E
S37°27'22"W
S00°00'00"W
N90°00'00"E
N86°11'09"E
N90°00'00"E
S45°00'00"W
N00°00'00"E
S03°48'51"W
BOUNDARY CURVE TABLE
CURVE #
C1
C2
C3
LENGTH
3.61'
25.81'
65.37'
RADIUS
45.00'
45.00'
100.00'
DELTA
004°35'49"
032°51'33"
037°27'22"
CHORD LENGTH
3.61'
25.46'
64.22'
CHORD BEARING
S02°17'54"W
S21°01'35"W
N18°43'41"E
SITE
VICINITY MAP
N.T.S.
N
CITY GENERAL NOTES:
1) Dumpsters and trash compactors shall be screened in accordance with the Zoning
Ordinance.
2)Open storage, where permitted, shall be screened in accordance with the Zoning
Ordinance.
3)Outdoor lighting shall comply with the lighting and glare standards contained within
the Zoning Ordinance
and Subdivision Ordinance.
4)Landscaping shall conform to landscape plans approved by the Town.
5)All elevations shall comply with the standards contained within the Zoning Ordinance.
6)Buildings of 5,000 square feet or greater shall be 100% fire sprinkled. Alternative fire
protection measures
may be approved by the Fire Department.
7)Occupant notification per this section and 907.5 shall be required for all new
construction, or existing
construction complying with the International Building Code, for renovations to existing
buildings, tenant
spaces, changes in occupancy, replacement, or modification of the existing fire alarm
system, or as required
by the Fire Code Official, for all buildings or spaces provided with an approved automatic
sprinkler system.
8)Fire lanes shall be designed and constructed per Town Standards or as directed by
the Fire Department.
9)Two points of access shall be always maintained for the property.
10)Speed bumps/humps are not permitted within a fire lane.
11)Fire lanes shall be provided within 150 feet of all exterior walls of any building for
hose lay requirements.
Amendment 503.1.1
12)The fire lane shall be a minimum of 24 feet wide. Amendment 503.2.1
13)Buildings more than 30 feet in height are required to have a minimum of a
26-foot-wide fire lane in the
immediate vicinity for firefighting operations of the building. One of the 26-foot-wide fire
lanes shall be located
a minimum of 15 feet from the building and no more than 30 feet. Appendix D105
14)The inside turning radius of the 24-foot fire lane shall be a minimum of 30 feet.
Amendment 503.2.4
15)The inside turning radius of the 26-foot fire lane shall be a minimum of 30 feet.
Amendment 503.2.4
16)Dead-end fire lanes are only permitted with approved hammerheads.
17)Fire hydrants shall be provided at the entrances and intersections. Landscape
around the Fire Hydrant shall
be no higher than 12 inches at the mature height. Amendment 507.5.1
18)As properties develop, fire hydrants shall be located at all intersecting streets and the
maximum spacing
shall be every 300 feet (300') for all developments, and facilities other than R3. R-3
developments shall be
every 500 feet (500'). Distances between hydrants shall be measured along the route that
fire hose is laid
by a fire apparatus from hydrant–to-hydrant, not as the "crow flies." Amendment 507.5.1
19)Fire department connection (FDC) for the fire sprinkler system shall be located within
50 feet of a fire hydrant
and 50 feet of a fire lane. 5” Storz, 30-degree downward turn with locking cap. Amendment
507.5.1
20)Fire hydrants shall be located 2 foot (2') to 6 foot (6') back from the curb or fire lane
and shall not be located
in the bulb of a cul-de-sac. Amendment 507.5.1
21)There shall be a minimum of two (2) fire hydrants serving each property within the
prescribed distances listed
above.A minimum of one fire hydrant shall be located on each lot. Amendment
507.5.1
22)A minimum 10-foot unobstructed width shall be provided around a building for
adequate Fire Department
access.A continuous row of Parking and landscaping shall be considered a barrier.
Amendment 503.1.1
23)The maximum dead-end cul-de-sac length shall not exceed six hundred feet (600')
as measured from the
centerline of the intersection street to the center point of the radius. Amendment 503.1.5
24)One-and two-family dwellings automatic fire systems. Automatic fire protection
systems per NFPA 13D or
NFPA 13R shall be provided in all one-and two-family dwellings with a conditioned floor
area of 5,500 square
feet (511 m2) or greater, dwellings three (3) stories or greater, or dwellings with roof heights
exceeding thirtyfive feet (35') from grade. IRC-2015 Amendment R313.2
25)Handicapped parking areas and building accessibility shall conform to the Americans
with Disabilities Act
(ADA)and with the requirements of the current, adopted Building Code.
26)All signage is subject to Building Official approval.
27)All fences and retaining walls shall be shown on the Preliminary Site Plan and are
subject to Building Official
approval.
28)All exterior building materials are subject to Building Official approval and shall
conform to the approved
façade plan.
29)Sidewalks of not less than six (6) feet in width along thoroughfares and collectors
and five (5) feet in width
along residential streets and barrier-free ramps at all curb crossings shall be provided per
Town Standards.
30)All new electrical lines shall be installed and/or relocated underground.
31)All mechanical equipment shall be screened from public view in accordance with the
Zoning Ordinance.
32)Landscape easements must be exclusive of any other type of easement, as
applicable.
33)Impact fees will be assessed in accordance with the land use classification(s)
identified on the Site Data
Summary Table; however, changes to the proposed land use at the time of CO and/or
finish-out permit may
result in additional impact fees and/or parking requirements.
34)The approval of a Preliminary Site Plan shall be effective for a period of two (2) years
from the date that the
Preliminary Site Plan is approved by the Planning & Zoning Commission, at the end of
which time the
applicant must have submitted and received the approval of a Site Plan by the Planning &
Zoning
Commission. If a site plan is not approved within such two (2) year period, the Preliminary
Site Plan approval
is null and void. If Site Plan approval is only for a portion of the property, the approval of the
Preliminary Site
Plan for the remaining property shall be null and void.
35)The Town currently contracts with CWD for waste disposal services. They may be
contacted at 972-392-
9300EASEMENT/SETBACK LEGEND
BUILDING SETBACK
DRAINAGE & DETENTION EASEMENT
SANITARY SEWER EASEMENT
SIDEWALK EASEMENT
UTILITY EASEMENT
FIRE LANE, ACCESS & UTILITY EASEMENT
WATER EASEMENT
ELECTRICAL EASEMENT
ACCESS EASEMENT
LANDSCAPE EASEMENT
B.S.
L.E.
F.A.U.E.
A.E.
S.E.
W.E.
S.S.E.
E.E.
U.E.
D.D.E.
FIRE LANE, ACCESS & DRAINAGE EASEMENT F.A.D.E.
LANDSCAPE & ACCESS EASEMENT L.A.E.
LANDSCAPE SETBACK L.S.
Know what's below.
Call before you dig.
TX. P.E. FIRM #11525
T: 469.331.8566 F: 469.213.7145 E: info@triangle-engr.com
W: triangle-engr.com O: 1782 McDermott Drive, Allen, TX 75013
Planning Civil Engineering Construction Management
HOME 2 SUITE INN
SEC LOVERS LANE AND SOUTH COLEMAN STREET
CITY OF PROSPER
COLLIN COUNTY, TEXAS 75078
GATES OF PROSPER, BLOCK A, LOT 11 & LOT 12
03/20/23
97534
KARTAVYA S. PATELSTATE O F T
E
X
A
SPROFE
S
SIONA L E N G INEERL
ICE N S E D
Scale: 1" = 'Feet
0
40
80
C-3.0
PRELIMINARY SITE PLAN-2
PROJECT CONTACT LIST
ENGINEER
TRIANGLE ENGINEERING LLC
1782 McDERMOTT DRIVE
ALLEN, TEXAS 75013
CONTACT: KARTAVYA PATEL, PE
PHONE: 469-331-8566
DEVELOPER
SUPERHOST HOSPITALITY, LLC
1823 ABRITER COURT
NAPERVILLE, ILLINOIS 60563
CONTACT: SAMIR LAKHANY
PHONE: 260-418-2249
SURVEYOR
KIMLEY-HORN
6160 WARREN PARKWAY, SUITE 210
FRISCO, TEXAS 75034
CONTACT: MICHAEL MARX, RPLS
PHONE: 972-335-3580
ARCHITECT
STUDIO RED DOT
10000 NCX, SUITE 1045
DALLAS, TEXAS 75231
CONTACT: SABRINA BALA, AIA
469-941-4145
OWNER
GOP #2, LLC
1 COWBOYS WAY
FRISCO, TEXAS 75034
CASE NUMBER: D22-0103
ADDITIONAL CITY NOTE:
1.7% of net lot area is required to be provided as open space. The
following shall not be included: vehicular paving, required parking lot
landscape islands, building footprint, utility yards, required landscape
setbacks, sidewalks, and detention ponds.
NO EXISTING TREES ON SITE
10
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
MEMORANDUM
To:David Soto
Planning Manager
Town of Prosper, Texas
From: Brandon Forsythe, P.E.
Kimley-Horn and Associates, Inc.
TPBE Registered Firm Number F-928
Date: February 22, 2023
Re:Home2Suites Parking Analysis
Gates of Prosper
Prosper, Texas
PURPOSE
Kimley-Horn and Associates, Inc. conducted a parking analysis for the proposed Home2Suites located
on Block A, Lot 11 of Gates of Prosper Phase 2, at the southeast quadrant of Lovers Lane and Coleman
Street in the Town of Prosper, Texas. This memorandum summarizes the results of the parking study.
According to the conceptual site plan (see Appendix), the site is planned to include a four story 119-
key hotel.
This study is intended to determine the number of parking spaces needed on site in order to adequately
serve the development and meet requirements outlined by the Town of Prosper and the Institute of
Transportation Engineers (ITE).
METHODOLOGY
Two (2) analyses were performed for this study:
·Town of Prosper Zoning Ordinance
Utilized Parking Requirements Based on Use outlined in Chapter 4 Section 4.5.
·ITE Parking Generation
Utilized the average peak period parking demand rates.
PROPOSED SUPPLY
Based on the conceptual site plan for the development, 93 spaces are planned to be provided on site
as shown in Table 1.
Table 1 – Planned Parking On-Site
Land Use Intensity Provided Parking
Hotel 119 Guest Rooms 93
11
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
PARKING ANALYSIS
Town of Prosper Zoning Ordinance
As stated in Chapter 4, Section 4.5 of the Town’s Zoning Ordinance, the required number of parking
spaces for a proposed hotel development is one (1) space per hotel guest room. This section of the
Town’s Zoning Ordinance is provided in the Appendix.
Table 2 summarizes the proposed developments parking required based on the Town’s Zoning
Ordinance. Using requirements outlined, 119 spaces are required for the site.
Table 2 – City Parking Requirements
Land Use Intensity Parking Requirement City Required Parking
Hotel 119 Guest Rooms 1 space per Guest
Room 119
ITE Parking Generation
The ITE Parking Generation Manual summarizes collected parking demand data which is compiled
into statistics. Average peak period demand rates were used for the proposed hotel land use to obtain
an anticipated parking demand for the site. Excerpts from the manual are provided in the Appendix.
During typical weekdays, the hotel land use peak period of usage occurs overnight and extends into
the morning, from 11:00 PM to 8:00 AM. The manual utilizes data from 22 parking demand studies of
this land use type, resulting in an average parking demand rate of 0.74 spaces per room.
Table 3 summarizes the analysis carried out using the Parking Generation Manual. Based on the
peak period demand anticipated on site, the anticipated parking demand is 89 spaces.
Table 3 – ITE Parking Generation
Land Use Intensity Parking Requirement ITE Parking Demand
Hotel 119 Guest Rooms 0.74 spaces per guest
room 89
PARKING ANALYSIS SUMMARY
According to this analysis, the current site plan meets recommendations outlined by ITE, but not
those provided by the Town.Table 4 summarizes the anticipated parking supply for the development
and the parking recommendations based on City requirements and ITE.
Table 4 – Parking Analysis Summary
Land Use City Required ITE Recommended Current Provided
Parking
Warehouse 119 89 93
12
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
While the current site plan’s parking supply does not meet the Town’s current requirements, it does
meet the demand anticipated by ITE. The number recommended by the ITE Parking Generation
Manual is based on numerous studies of developments that are similar to the proposed site’s land
use. It is our opinion that since the current planned parking meets ITE’s recommended minimum
spaces, the site will be adequately parked in its proposed state.
CONCLUSIONS
The current conceptual site plan provides 93 parking spaces. While this proposed number may not
meet requirements outlined by the Town, it does meet the anticipated parking demand based on
ITE’s Parking Generation Manual. This manual utilizes research of similar land use types to
determine when the peak demand of the site will occur and provides a recommended average
parking demand rate of 0.74 spaces per guest room based on 22 studies performed on hotel
developments. Since the proposed parking meets the demand of an average hotel development set
forth in ITE’s Parking Generation Manual, it is requested that a parking supply of 93 be deemed
appropriate based on the findings of this study.
If you have any questions, please contact me at brandon.forsythe@kimley-horn.com or by phone at
817-339-2289.
Brandon Forsythe, P.E.
Transportation Engineer
13
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
Appendix
Proposed Site Plan
Town of Prosper Zoning Ordinance
Chapter 4, Section 4.5
ITE Parking Generation Manual 5th Edition
Hotel (310) Average Rate
14
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
Proposed Site Plan
15
Item 2.
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
BLOCK A, LOT 12
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
SS
E
D
S S
D D
SS
S
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
ONE STORY CONCRETE,
BRICK AND STONE
TILT-WALL BUILDING
EX RIP-RAP
RIP-RAP
CONC. BLOCK WALL
TRASH DUMPSTER
ENCLOSURE
S
D
BLOCK A, LOT 1
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
EX DETENTION POND
675671671672673674670670670670674
6
7
5
674673674673
674
672673670671672SOUTH COLEMAN STREETVARIABLE WIDTH ROWVOL. 2019, PG. 252, M.R.C.C.T.D.U.E.VOL. 2020, PG. 56010' X 40' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG.
560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 7' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' X 8.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
10' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' X 13.5' W.E.VOL. 2020, PG.560M.R.C.C.T.15' X 20.5' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' W.E.
VOL. 2020, PG. 560
M.R.C.C.T.
24' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.30' F.A.U.D.E.VOL. 2020, PG. 560M.R.C.C.T.F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
30' F.A.U.D.E.
VOL. 2020, PG. 560
M.R.C.C.T.
2.5' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.15' S.S.E.VOL. 2020, PG. 560M.R.C.C.T.15' X 18' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.2.5' S.S.E.VOL. 2020, PG.560M.R.C.C.T.10' SIDEWALK ESMT.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611510
O.P.R.C.C.T.
25' L.P.A.E. & H.B.T.E.
VOL. 2020, PG. 560
M.R.C.C.T.
UTILITY EASEMENT
INST. NO. 20191218001611520
O.P.R.C.C.T.
15' S.S.E.
VOL. 2020, PG. 560
M.R.C.C.T.
15' UTILITY EASEMENT
INST. NO. 20190130000096920
O.P.R.C.C.T.
25' L.P.A.E.
VOL. 2020, PG. 560
M.R.C.C.T.
50' ATMOS GAS PIPELINE
EASEMENT
INST. NO. 20200814001331020
O.P.R.C.C.T.
LOVERS LANE
BLOCK A, LOT 11
GATES OF PROSPER, PHASE 2
BLOCK A, LOTS 1-14
VOL. 2020, PG. 560
M.R.C.C.T.
HOME 2 SUITES
17,157 S.F.
4 STORY
5
4
5 6 PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
25' L.E.25' L.E.L1L2L3 L4
L513 EVEVEV15
9
11
11
11
9'20'26'F.A.U.D.E.26'
F.A.U.D.E.20'20'9'20'20'9'24'F.A.U.D.E.24'F.A.U.D.E.20'9'9'5'R
3
0
'20'5'
3
9'23'EVEV20'5'
7'
RETAIL-1
8,930 S.F.
1 STORY
24'A.U.D.E.24'A.U.D.E.8
16
6
20'9'
20'
24'
F.A.U.D.E.6'6'9'20'24'F.A.U.D.E.9'
PROP DUMPSTER WITH 8' TALL
MASONRY SCREENING
ENCLOSURE AND METAL DOORS
9'9'
R30'R30
'
C1C2 L6C3L7L9
L10
L11L12L13L8
54.93'5'
9'56'EX DRIVEWAY474' TO LOVERS LANE52'
EX DRIVEWAY
439'
TO COLEMAN STREET
PROPOSED CURB INLET
& JUNCTION BOX
6'25' L.E.25' L.A.E.
EX SIDEWALK
EX SIDEWALK
EX SIDEWALK
90' ROW
110' ROW 110' ROW90' ROW5' L.E.
EX ADA RAMP
EX ADA RAMP
EX ADA RAMP
EV CHARGING STALLS
AND STATIONS
EX CURB INLET
EX CURB INLET
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX FIRE HYDRANT
EX CURB INLET
EX CURB INLET
15'
W.E.
PROP FDC
(REMOTE)
EX. FIRE HYDRANT &
LIGHT POLE
(TO BE RELOCATED)
PROP RISER
ROOM
FRONT ENTRANCE
(SLIDING DOOR)
PROP METERS
PROP 12'x12'
RISER ROOM
5
0
'
R
3
0
'
10'
R30'
10'
16.35'
10'9'
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
CURB
INLET
PROP.
JUNCTION
BOX
50'1
5
'23'13.82'23'80'R30'R30'
9
94.63'R30'
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
10' W.E.
15' W.E.
24' F.A.U.D.E.
24' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
26' F.A.U.D.E.
24' A.U.D.E.
WALL-MOUNTED
HC PARKING
SIGN
VARIABLE
WIDTH
D.E.
PROP 6' HIGH STONE
FINISH WALL
PROP
FDC
10.07'R3
0
'R30'R30'R56'6'R2
'R30'R54'R54'R30'R54'R30'13.5'11.37'30'30'10'20'17.44'6'30'9.5'20'5'20'9'
162.5'66.97'10'12'16.5'30.44'30.44'R56'R30'R30'R56'11.98'R56'R56'R30'R30'SITE LEGEND
CONCRETE CURB
SAW-CUT LINE
MONUMENT/PYLON SIGN
WHEEL STOPS
HANDICAP SIGN
HANDICAP LOGO
STRIPING
BOLLARD
FENCE
FIRE HYDRANT
RAMP
FIRE LANE
PARKING SPACES
TRAFFIC ARROW
DUMPSTER
SANITARY SEWER MANHOLE
SANITARY SEWER CLEANOUT
SANITARY SEWER DOUBLE CLEANOUT
SANITARY SEWER SAMPLE PORT
GREASE TRAP
DOMESTIC WATER METER
IRRIGATION METER
GAS METER
TRANSFORMER
LIGHT POLE
POWER POLE
X
EXISTING FIRE LANE
OPEN SPACE
EXISTING LEGEND
BUILDING LINE
EASEMENT
BOUNDARY
CONCRETE
BRICK
STONE
WOOD DECK
GRAVEL
HIGHBANK LINE
PARKING STRIPE
BUILDING WALL
TILE
FIRE LANE STRIPE
PIPE RAIL FENCE
NO PARKING
CON. RET. WALL
HANDICAP SPACETELE. BOX
CABLE BOX
1/2" IR FOUND
1/2" IR SET
WATER METER
GAS METER
OHU OVERHEAD UTILITY LINE
BARBED WIRE FENCE
IRON FENCE
CHAINLINK FENCE
WOOD FENCE
X
A.C. PAD
UTILITY POLE
5/8" IR FOUND
ASPHALT
TRANS. BOX
60-D NAIL FOUND
ELECTRIC BOX
3/8" IR FOUND
SAN. SEW. CO.
PK NAIL SET
STONE RET. WALL
BRICK RET. WALL
SIGN
STORM DRAIN MH.
SAN. SEW. MH.
IRRIGATION VALVE
WATER VALVE
FIRE HYDRANT
BRICK COLUMN
STONE COLUMN
GUY WIRE ANCHOR
1/2" IP FOUND
BOLLARD POST
LIGHT POLE
COVERED AREA
GAS MARKER1" IR FOUND
1" IP FOUND
POINT FOR CORNER
3/4" IP FOUND
CON. MONUMENT
X-FOUND
X-SET
WATER MH.
TELE. MH.
BOUNDARY LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
DISTANCE
394.00'
180.00'
116.95'
386.37'
293.06'
65.94'
56.41'
129.00'
150.33'
150.00'
35.36'
125.00'
33.39'
BEARING
S90°00'00"W
S00°00'00"E
S03°48'11"W
N90°00'00"W
S00°00'00"E
S37°27'22"W
S00°00'00"W
N90°00'00"E
N86°11'09"E
N90°00'00"E
S45°00'00"W
N00°00'00"E
S03°48'51"W
BOUNDARY CURVE TABLE
CURVE #
C1
C2
C3
LENGTH
3.61'
25.81'
65.37'
RADIUS
45.00'
45.00'
100.00'
DELTA
004°35'49"
032°51'33"
037°27'22"
CHORD LENGTH
3.61'
25.46'
64.22'
CHORD BEARING
S02°17'54"W
S21°01'35"W
N18°43'41"E
SITE
VICINITY MAP
N.T.S.
N
SITE GENERAL NOTES
1.ALL CONSTRUCTION SHALL BE IN STRICT ACCORDANCE WITH THE CITY OR
LOCAL JURISDICTION STANDARDS.
2.THE LOCATION OF UNDERGROUND UTILITIES INDICATED ON THE PLANS IS
TAKEN FROM AS-BUILTS, UTILITY PLANS OR SURVEY. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO MAKE ARRANGEMENTS WITH THE
OWNERS OF SUCH UNDERGROUND UTILITIES PRIOR TO WORKING IN THE
AREA TO CONFIRM THEIR EXACT LOCATION AND TO DETERMINE WHETHER
ANY ADDITIONAL UTILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY
BE PRESENT. THE CONTRACTOR SHALL PRESERVE AND PROTECT ALL
UNDERGROUND UTILITIES. IF EXISTING UNDERGROUND UTILITIES ARE
DAMAGED, THE CONTRACTOR WILL BE RESPONSIBLE FOR THE COST OF
REPAIRING THE UTILITY.
3.WHERE EXISTING UTILITIES OR SERVICE LINES ARE CUT, BROKEN OR
DAMAGED, THE CONTRACTOR SHALL REPLACE OR REPAIR THE UTILITIES OR
SERVICE LINES WITH THE SAME TYPE OF ORIGINAL MATERIAL AND
CONSTRUCTION, OR BETTER, UNLESS OTHERWISE SHOWN OR NOTED ON
THE PLANS, AT HIS OWN COST AND EXPENSE. THE CONTRACTOR SHALL
IMMEDIATELY NOTIFY THE ENGINEER AT ONCE OF ANY CONFLICTS WITH
UTILITIES.
4.ALL EXCAVATIONS, TRENCHING AND SHORING OPERATIONS SHALL COMPLY
WITH THE REQUIREMENTS OF THE U. S. DEPARTMENT OF LABOR, OSHA,
CONSTRUCTION SAFETY AND HEALTH REGULATIONS AND ANY
AMENDMENTS THERETO.
5.THE CONTRACTOR SHALL RESTORE ALL AREAS DISTURBED BY
CONSTRUCTION TO ORIGINAL CONDITION OR BETTER. RESTORED AREAS
INCLUDE, BUT ARE NOT LIMITED TO TRENCH BACKFILL, SIDE SLOPES,
FENCES, DRAINAGE DITCHES, DRIVEWAYS, PRIVATE YARDS AND ROADWAYS.
6.ANY CHANGES NEEDED AFTER CONSTRUCTION PLANS HAVE BEEN
RELEASED, SHALL BE APPROVED BY THE CITY ENGINEER. THESE CHANGES
MUST BE RECEIVED IN WRITING.
7.THE CONTRACTOR SHALL PROVIDE "RED LINED" MARKED PRINTS TO THE
ENGINEER PRIOR TO FINAL INSPECTION INDICATING ALL CONSTRUCTION
WHICH DEVIATED FROM THE PLANS OR WAS CONSTRUCTED IN ADDITION TO
THAT INDICATED ON THE PLANS.
8.ALL CURB RADIUS TO BE 10' OR 2' UNLESS OTHERWISE NOTED ON THE SITE
PLAN.
9.ANY REVISION TO THIS PLAN WILL REQUIRE TOWN APPROVAL AND WILL
REQUIRE REVISIONS TO ANY CORRESPONDING PLANS TO AVOID CONFLICTS
BETWEEN PLANS.
Know what's below.
Call before you dig.
TX. P.E. FIRM #11525
T: 469.331.8566 F: 469.213.7145 E: info@triangle-engr.com
W: triangle-engr.com O: 1782 McDermott Drive, Allen, TX 75013
Planning Civil Engineering Construction Management
HOME 2 SUITE INN
SEC LOVERS LANE AND SOUTH COLEMAN STREET
CITY OF PROSPER
COLLIN COUNTY, TEXAS 75078
GATES OF PROSPER, BLOCK A, LOT 11 & LOT 12
Scale: 1" = 'Feet
0
40
80
C-3.0
PRELIMINARY SITE PLAN-1
PROPOSED USE:
ZONING:
BUILDING AREA:
HANDICAP PARKING PROVIDED:
BUILDING HEIGHT:
REGULAR PARKING REQUIRED:
LOT 11 SITE DATA SUMMARY TABLE
HANDICAP PARKING REQUIRED:
REGULAR PARKING PROVIDED:
LOT COVERAGE:
FLOOR AREA RATIO:
PD-67 (MIXED USE)
HOTEL
17,157 S.F.
45'-0"
14.7%
0.15
1 SP PER BEDROOM
119 SPACES
88 SPACES
5 SPACES (1 VAN ACCESSIBLE)
5 SPACES (1 VAN ACCESSIBLE)
LOT AREA (EXCLUDING ROW):2.67 ACRES (116,454 S.F.)
NUMBER OF GUEST ROOMS:119
IMPERVIOUS AREA:81,935 S.F. (70.4%)
INTERIOR LANDSCAPING REQUIRED:11,645 S.F. (10%)
OPEN SPACE REQUIRED:8,151.78 S.F. (7%)
TOTAL PARKING PROVIDED:93 SPACES
OPEN SPACE PROVIDED:2,4556.66 S.F. (21.09%)
INTERIOR LANDSCAPING PROVIDED:34,519 S.F. (29.60%)
PROPOSED USE:
ZONING:
BUILDING AREA:
HANDICAP PARKING PROVIDED:
BUILDING HEIGHT:
REGULAR PARKING REQUIRED:
LOT 12 SITE DATA SUMMARY TABLE
HANDICAP PARKING REQUIRED:
REGULAR PARKING PROVIDED:
LOT COVERAGE:
FLOOR AREA RATIO:
PD-67 (MIXED USE)
RETAIL
8,930 S.F.
30'
11.04%
0.11
1 SP PER 250 S.F.
36 SPACES
37 SPACES
2 SPACES (1 VAN ACCESSIBLE)
2 SPACES (1 VAN ACCESSIBLE)
LOT AREA (EXCLUDING ROW):1.86 ACRES (80,888 S.F.)
IMPERVIOUS AREA:41,849 S.F. (51.7%)
INTERIOR LANDSCAPING REQUIRED:8,089 S.F. (10%)
OPEN SPACE REQUIRED:5,662.16 S.F. (7%)
TOTAL PARKING PROVIDED:39 SPACES
OPEN SPACE PROVIDED:23,198.74 S.F. (28.68%)
INTERIOR LANDSCAPING PROVIDED:39,039 S.F. (48.30%)
PROJECT CONTACT LIST
ENGINEER
TRIANGLE ENGINEERING LLC
1782 McDERMOTT DRIVE
ALLEN, TEXAS 75013
CONTACT: KARTAVYA PATEL, PE
PHONE: 469-331-8566
DEVELOPER
SUPERHOST HOSPITALITY, LLC
1823 ABRITER COURT
NAPERVILLE, ILLINOIS 60563
CONTACT: SAMIR LAKHANY
PHONE: 260-418-2249
SURVEYOR
KIMLEY-HORN
6160 WARREN PARKWAY, SUITE 210
FRISCO, TEXAS 75034
CONTACT: MICHAEL MARX, RPLS
PHONE: 972-335-3580
ARCHITECT
STUDIO RED DOT
10000 NCX, SUITE 1045
DALLAS, TEXAS 75231
CONTACT: SABRINA BALA, AIA
469-941-4145
OWNER
GOP #2, LLC
1 COWBOYS WAY
FRISCO, TEXAS 75034
FLOOD PLAIN NOTE
ACCORDING TO MAP NO. 48085C0235J DATED JUNE 2, 2009, OF THE NATIONAL
INSURANCE PROGRAM MAP, FLOOD INSURANCE RATE MAP OF COLLIN
COUNTY, TEXAS, FEDERAL EMERGENCY MANAGEMENT AGENCY, FEDERAL
INSURANCE ADMINISTRATION, THIS PROPERTY IS LOCATED IN ZONE X
(UNSHADED) AND IS NOT WITHIN A SPECIAL FLOOD HAZARD AREA.
CASE NUMBER: D22-0103
ADDITIONAL CITY NOTE:
1.7% of net lot area is required to be
provided as open space. The
following shall not be included:
vehicular paving, required parking lot
landscape islands, building footprint,
utility yards, required landscape
setbacks, sidewalks, and detention
ponds.
NO EXISTING TREES ON SITE
EASEMENT/SETBACK LEGEND
BUILDING SETBACK
DRAINAGE & DETENTION EASEMENT
SANITARY SEWER EASEMENT
SIDEWALK EASEMENT
UTILITY EASEMENT
FIRE LANE, ACCESS & UTILITY EASEMENT
WATER EASEMENT
ELECTRICAL EASEMENT
ACCESS EASEMENT
LANDSCAPE EASEMENT
B.S.
L.E.
F.A.U.E.
A.E.
S.E.
W.E.
S.S.E.
E.E.
U.E.
D.D.E.
FIRE LANE, ACCESS & DRAINAGE EASEMENT F.A.D.E.
LANDSCAPE & ACCESS EASEMENT L.A.E.
LANDSCAPE SETBACK L.S.
16
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
Town of Prosper Zoning Ordinance – Parking Standards
17
Item 2.
18
Item 2.
kimley-horn.com 801 Cherry Street, Unit 11 Suite 1300, Fort Worth, TX 76102 817-335-6511
ITE Parking Generation Manual 5th Edition – Hotel (310)
19
Item 2.
Hotel
(310)
Peak Period Parking Demand vs:Rooms
On a:Weekday (Monday -Friday)
Setting/Location
Peak Period of Parking Demand
Number of Studies:22
Avg.Num.of Rooms:321
:General Urban/Suburban
:11:00 p.m.-8:00 a.m.
Peak Period Parking Demand per Room
Average Rate Range of Rates 33rd /85th Percentile 95%Confidence
Interval
Standard Deviation
(Coeff.of Variation)
0.74 0.43 -1.47 0.64 /0.99 0.65 -0.83 0.22 (30%)
Data Plot and Equation
ParkedVehiclesp:500
400
300
200
100
100
X Study Site
200
X =Number of Rooms
Fitted Curve
Fitted Curve Equation:Ln(P)=0.90 Ln(X)+0.26
300 400 500
-Average Rate
R2=0.72
20
Item 2.
Page 1 of 8
To: Planning & Zoning Commission Item No. 5
From: David Soto, Planning Manager
Re: Planning & Zoning Commission Meeting – April 4, 2023
Agenda Item:
Conduct a Public Hearing, and consider and act upon a request to rezone 34.7± acres from
Commercial District (C) to a new Planned Development for Mixed Use, located northside of
Prosper Trail and west of Dallas Parkway. (Z22-0019)
History:
The applicant has submitted a request for rezoning on November 7th, 2022. There have been
multiple discussions with Town Council, Planning & Zoning Commissioners, and Town Staff.
Since then, the applicant has revised the following (See Attachment 9):
1. The applicant has created a trigger that requires 50% of the townhomes in the neighborhood
sub-district will have certificate of occupancy prior to commencing any work with the highway
sub-district. Further, Street Section D, as shown on Exhibit D.3, shall be built with Block D,
Lots 1 and 2.
2. A property owner’s association (POA) shall be approved by town staff.
3. Created separate definitions and requirements on apartments and condominiums.
4. Revised the required percentage from 15% to 50% of non-residential on the first floor within
the highway subdistrict.
5. Apartment buildings shall have a setback of 250 feet from the Dallas North Tollway.
6. Uses in conformance with Dallas North Tollways Design Guidelines
Prosper is a place where everyone matters.
PLANNING
21
Item 3.
Page 2 of 8
Description of Agenda Item:
The zoning and land use of the surrounding properties are as follows:
Zoning Current Land Use Future Land Use
Plan
Subject
Property Commercial District (C) Undeveloped Dallas North Tollway
District
North Commercial Corridor District
(CC) Undeveloped Dallas North Tollway
District
East Commercial Corridor District
(CC) Undeveloped Dallas North Tollway
District
South Commercial Corridor District
(CC) Undeveloped Dallas North Tollway
District
West Planned Development-36
(PD36)
Single Family
Residential (Legacy
Garden)
Medium Density
Residential
Requested Zoning
The purpose of this request is to rezone Commercial District (C) to a new Planned Development
for Mixed Use. The applicant is proposing a mixed used development with 2 sub-districts as
shown below. The proposed sub-districts are neighborhood and highway sub-districts.
22
Item 3.
Page 3 of 8
The neighborhood sub-district (9± acres) is to provide for a variety of developments in a suburban
type setting which will provide residential units and supporting retail space. The subdistrict is
adjacent to Shawnee Trail is acting as a buffer and transition toward the residential across
Shawnee with less intense uses, additional setbacks and reduced height.
The highway sub-district (25± acres) is to encourage the creation of a pedestrian-oriented,
vertically integrated, mixed-use, urban environment, providing shopping, employment, housing,
business, and personal services. This sub-district promotes an efficient, compact land use
pattern; encouraging pedestrian activity; reducing the reliance on private automobiles within the
district; promoting a functional and attractive community using urban design principles; and
allowing developers flexibility in land use and site design.
Many of the development standards, located in Exhibit C, conform to the Town’s Zoning
Ordinance. Due to the proposed development’s unique design and the property being located
along the Dallas North Tollway, the applicant is proposing detailed development and design
standards, some of which deviate from the Zoning Ordinance. The applicant has made some
recent modifications that include triggers, multifamily units/ condominiums specifications, mixed
use details, a list of prohibited uses, and other minor modifications.
The proposed standards that are unique to the property are summarized below and does not
contain all standards:
23
Item 3.
Page 4 of 8
High Density Residential Development – The highway sub-district is proposing to have a
maximum allowance of 835 units through the highway sub-district. Seventy-five percent (75%) of
allowed residential units shall be developed as apartments and the other twenty-five percent
(25%) of allowed residential units shall be developed as condominiums (for sale products). A
minimum of 50% of the first-floor square footage of all buildings containing residential units shall
be used for non-residential uses. Within those non-residential uses, a minimum of 30% shall be
for retail use.
Town-wide Multi-family Units - In addition, there are currently 6,497 multifamily units entitled
through zoning approvals in the Town (please see map below). In light of the town -wide entitled
units, staff has concerns with allowing an increase in density for another multifamily project.
However, please note that is along the Dallas North Tollway as where expected uses and density
would be place. Please see map of entitled units below.
Triggers – The applicant has proposed within its development standards that development shall
be phased such that fifty (50) percent of the townhomes in the Neighborhood Sub-District will
have certificates of occupancy prior to commencing work within the Highway Sub-District. Further,
Street Section D, as shown on Exhibit D.3, shall be built with Block D, Lots 1 and 2.
Building Height – The maximum building height allowed by the Zoning Ordinance is two (2)
stories in the Commercial District. However, the Dallas North Tollway Design Guidelines allows
up to twelve (12) stories along the tollway. The applicant is proposing twelve (12) stories for the
highway sub-district and the maximum height for the neighborhood subdistrict is three stories or
thirty-five feet (35’) for townhomes and three stories or forty-five feet (45’) for commercial
development. The applicant is also proposing that 50% of the building structures within the
Highway Subdistrict shall be constructed as a minimum of two (2) stories.
Building Materials – The approved primary exterior building materials for multifamily and non-
residential development in the Zoning Ordinance are clay fired brick, natural and manufactured
stone, granite, marble, and stucco. The use of stucco and EIFS are only permitted as secondary
or accent materials. The applicant is proposing brick, natural and manufactured stone, stucco,
metal panel system, curtain wall and window wall glazing, and cementitious panel system shall
24
Item 3.
Page 5 of 8
be considered primary materials. Below are conceptual renderings of the development. The
applicant will enter into a development agreement.
25
Item 3.
Page 6 of 8
Building Setbacks – Many of the building setbacks in the highway and neighborhood sub-
districts. have been reduced or removed in order to allow the proposed mixed use development
to conform to Exhibit D. The 25-foot and 30-foot landscape setbacks from the adjacent minor and
major thoroughfares remain the same and conform to the Zoning Ordinance/Dallas North Tollway
Design Guidelines. The building setbacks in the neighborhood sub-district reflect the typical
“suburban” setting of the townhomes and commercial development. Any development with on-
street parking, a build to line shall be required.
Design Guidelines – The applicant is proposing specific design guidelines to address the
pedestrian-oriented mixed-use development in the highway and neighborhood sub-districts. The
design guidelines add to the development standards and address design principles, site design,
building design, public realm design, and streetscapes.
Parking Standards – Due to the urban/walkable setting, the applicant is proposing a mixed-use
reduction of 20% shall be applied to the overall development except for townhomes. Staff
understands that the applicant is proposing a live/work/play environment so has no issues with
the parking reduction. The applicant has also requested a shared parking within the entire
Planned Development excluding the townhomes.
Landscaping - The applicant is proposing specific design guidelines to address the pedestrian-
oriented mixed-use development in the sub-districts. The applicant has also incorporated Dallas
North Tollway Guidelines within the development standards. These standards include the
following, but not limited to:
One (1) large tree, four (4) inch caliper minimum (at the time of planting) per twenty-five
(25) feet of linear roadway frontage shall be planted within the required landscaped area.
The trees may be planted in groups with appropriate spacing for species.
Shrub plantings shall be provided at a minimum rate of 22 shrub plantings per thirty (30)
linear feet which shall be a minimum of five (5) gallon shrubs (at the time of planting).
Parking abutting the landscaped area will be screened from the adjacent roadway. The
required screening may be with shrubs or earthen berms.
Open Space - Per our zoning ordinance, 20% open space is required for Townhomes, 7% for
non-residential, and 30% for multifamily use. Due to the unique design of the development, the
applicant is proposing minimum 20% which includes landscape easements, setbacks, public
sidewalks, plazas, and detention ponds.
26
Item 3.
Page 7 of 8
Comparison Table regarding Major development standards.
Below is a comparison table outlining the proposed development standards that deviate from the
minimum standard per the zoning ordinance.
Town of Prosper NEW PD
Maximum Permitted
Density:
MF District: 370 MF units
allowed based on a standard
MF zoning. (15 units per
acre.)
Density shall not exceed 835 MF
Maximum Height: Commercial District: Two
stories, no greater than 40
feet.
Dallas North Tollway Design
Guidelines and
Comprehensive Plan: Up to
12 Stories
Highway Subdistrict
12 stories
Neighborhood Subdistrict
Townhomes
o Thirty-Five (35) feet,
three (3) stories.
Commercial
o Forty-five (45) Feet
or three (3) stories
Building Material 100 percent masonry as
defined in Chapter 3, Section
2. The use of stucco and
EIFS are only permitted as
secondary or accent
materials.
Materials such as brick,
natural and manufactured
stone, stucco, metal panel
system, curtain wall and
window wall glazing, and
cementitious panel system
shall be considered primary
materials. Primary materials
shall comprise as least
seventy five (75) percent of
each floor, exclusive of doors
and windows.
Parking
requirements
3,861 minimum parking
spaces required based on the
use.
A mixed use reduction of 20% shall
applied to the overall development,
except for townhomes.
3,204 are being proposed.
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Item 3.
Page 8 of 8
Future Land Use Plan – The Future Land Use Plan recommends Dallas North Tollway District.
2022 Dallas North Tollway Design Guidelines –
The Dallas North Tollway is a primary thoroughfare within the Town of Prosper and one
of the most heavily traveled roadways in North Texas. It is recognized that the Dallas North
Tollway will serve as a significant opportunity for economic development and a sustainable
tax base for the Town. The Comprehensive Plan identified the Dallas North Tollway as a
future location for the Town’s most intense land uses. The purpose of these design
guidelines is to provide direction on land use and design for future development that the
Town of Prosper envisions on the Dallas North Tollway. Design guidelines define the
qualities of building and site design that make successful projects and are tools for guiding
projects to positive development outcomes.
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Item 3.
Page 9 of 8
Per the guideline, “Multi-family Developments - The Town Council may permit a multi-
family housing as part of a wholistic development that includes a combination of
businesses designed to create a live, work and play environment. These businesses can
be, but are not limited, retail, office, recreational, f amily-friend entertainment and/or
restaurant establishments. If multi-family housing is part of a development proposal that
includes businesses and/or amenities described in Section F. “Business Establishments
Pursuant to the Town’s Vision” increased density may be permitted. It is highly
recommended that multi-family units be designed with structure parking as opposed to
surface parking.”
The applicant has proposed development standards that are consistent with the Dallas
North Tollway Design Guidelines.
Thoroughfare Plan – The property is bounded to the east by the Tollway and west by Shawnee
Trail.
Parks Master Plan – The Parks Master Plan does not identify a park on the subject property, at
this time.
Legal Obligations and Review:
Zoning is discretionary. Therefore, the Planning & Zoning Commission is not obligated to approve
the request. Notification was provided to neighboring property owners as required by state law.
To date, staff has received one letter in response to the proposed zoning request.
Attached Documents:
1. Aerial and Zoning Maps
2. Proposed Exhibits
3. Reply Form
4. MF Exhibits
5. Comprehensive Plan MF Design Guidelines
6. Comprehensive Plan Future Land Use Types
7. Dallas North Tollway Design Guidelines
8. Dallas North Tollway Design Guidelines Comparison Chart
9. PZ Comparison Chart
Town Staff Recommendation:
The request to rezone 34.7 ± acres is located north of Prosper Trail and west of the Dallas North
Tollway, a major corridor into the Town of Prosper, and aims to create a unique mixed-use
development that includes detailed design and development standards. The zoning request
allows for the development of a mixed-use development that includes vertical integration of office,
retail, and/or high-density residential uses in the same building, an office park, and a
neighborhood retail center. Staff does have concerns with the additional multifamily units in the
Town and recommends denial of this zoning request. However, if approved, this request will
provide innovated opportunities that the Town envisions along the Dallas North Tollway.
Town Council Public Hearing:
Upon a recommendation by the Planning & Zoning Commission, a Public Hearing for this item
will be scheduled for the Town Council at their Regular meeting on April 25, 2023.
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Item 3.
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Item 3.
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Item 3.
“”
“”
“”
“”
“”
TOWN OF PROSPER PROJECT NO: ____________
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Item 3.
Exhibit “A”
BEING a 40.065 acre tract of land situated in the Collin County School Land Survey, Abstract Number
147, Collin County, Texas and being all of that called 34.709 acre tract of land described by deed to
AABVC-DNT-West-FRT, LP, recorded in County Clerk’s File Number 2021082001693210, Deed
Records, Collin County, Texas and all of that called 5.368 acre tract of land described by deed to
Collin County, recorded in Volume 5949, Page 2222, Deed Records, Collin County, Texas and being
more particularly described by metes and bounds as follows:
BEGINNING at a 1/2 inch iron rod with cap stamped “PRESTON TRAIL” found at the southeast corner
said called 34.709 acre tract, said iron rod also being the southwest corner of said called 5.386 acre
tract and being in the north line of that called 40.066 acre tract of land described by deed to Cothran
Malibu, LP, recorded in County Clerk’s File Number 20150105000009000, Deed Records, Collin
County, Texas;
THENCE South 87 degrees 52 minutes 23 seconds West, 1108.44 feet along the south line of said
called 34.709 acre tract and said north line of the called 40.066 acre tract to a 5/8 inch iron rod with
cap stamped “MANHARD” set at the northwest corner of said called 40.066 acre tract;
THENCE North 89 degrees 57 minutes 32 seconds West, 43.17 feet, continuing along said south line
of the called 34.709 acre tract to a 5/8 inch iron rod with cap stamped “MANHARD” set at the
southwest corner of said called 34.709 acre tract;
THENCE North 00 degrees 45 minutes 11 seconds West, 1324.66 feet along the west line of said
called 34.709 acre tract to a 1/2 inch iron rod with cap stamped “PRESTON TRAIL” found at the
northwest corner of said called 34.709 acre tract, said iron rod also being the southwest corner of
that called 34.557 acre tract of land described by deed to Urban Heights at Frontier LLC, recorded in
County Clerk’s File Number 2022000131196, Deed Records, Collin County, Texas;
THENCE North 89 degrees 22 minutes 58 seconds East, 1146.49 feet along the north line of said
called 34.709 acre tract and the south line of said called 34.557 acre tract to a 1/2 inch iron rod with
cap stamped “PRESTON TRAIL” found at the northeast corner of said called 34.709 acre tract, said
iron rod also being the southeast corner of said called 34.557 acre tract and the northwest corner of
the aforementioned called 5.386 acre tract;
THENCE North 89 degrees 26 minutes 22 seconds East, 187.36 feet along the north line of said called
5.386 acre tract to a 1/2 inch iron rod found at the northeast corner of said called 5.386 acre tract;
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Item 3.
THENCE South 00 degrees 43 minutes 44 seconds East, 1290.88 feet along the east line of said
called 5.386 acre tract to a 1/2 inch iron rod found at the southeast corner of said called 5.386 acre
tract, said iron rod also being in the north line of the aforementioned called 40.066 acre tract;
THENCE South 87 degrees 50 minutes 46 seconds West, 182.07 feet along the south line of said
called 5.386 acre tract and said north line oof the called 40.066 acre tract to the POINT OF
BEGINNING and containing 1,745,218 square feet or 40.065 acres of land, more or less.
__________________________________
Jeremy Luke Deal
Registered Professional Land Surveyor
Texas Registration Number 5696
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Item 3.
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PLANNED DEVELOPMENT NO. 119
EXHIBIT B—Planned Development Purpose and Intent:
This planned development is intended to provide for and encourage development that contains a
compatible mix of residential, office, and commercial uses within close proximity to each other, rather
than separating uses.
The use provisions define land uses and the siting and character of the improvements and structures
allowed on the land in a manner that encourages a balanced and sustainable mix of uses. These uses
may be combined either vertically in the same building, or horizontally in multiple buildings, or through
a combination of the two.
Additionally, the standards are intended to promote an efficient pedestrian-access network that
connects the nonresidential and residential uses. The planned development generally addresses the
physical relationship between development and adjacent properties, public streets, neighborhoods, and
the natural environment. This is accomplished by the following;
• Ensuring buildings relate appropriately to surrounding developments and streets which create
cohesive visual identity and attractive street scenes.
• Ensuring site design promotes efficient pedestrian and vehicle circulation patterns.
• Ensuring the creation of high-quality street and sidewalk environments that are supportive of
pedestrian mobility and that are appropriate to the roadway context.
• Ensuring large sites are developed in a manner that supports and encourages connectivity and
creates a cohesive visual identity and attractive street scene.
In order to implement this vision, the standards affecting development are intended to be consistent
with the overall goal. To accomplish this goal, the area has been subdivided into a series of sub-districts
with development restrictions that will be necessary to achieve their collective individuality.
The purpose of sub-district requirements is to define the character of new development within each
sub-district. They have been carefully designed to allow enough flexibility for creative building solutions,
while being prescriptive in areas necessary to preserve consistency throughout the development.
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Item 3.
2
EXHIBIT C—Sub-District Regulations:
Development Plans
Concept Plan:
A. The tract shall be developed in general accordance with the attached concept plan, set forth in
Exhibits D2, D3, and D4.
B. Development shall be phased such that fifty (50) percent of the townhomes in the
Neighborhood Sub-District will have certificates of occupancy prior to commencing work within
the Highway Sub-District. Further, Street Section D, as shown on Exhibit D.3, shall be built with
Block D, Lots 1 and 2.
C. Where conflicts may arise between Exhibit C and Exhibit D, Exhibit C shall govern.
Elevations:
A. The tract shall be developed in general accordance with the attached elevations, set forth in
Exhibits F.
Administrative:
A. The property owner’s association (POA) shall be approved by town staff.
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Item 3.
3
HIGHWAY SUB-DISTRICT
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Item 3.
4
HIGHWAY SUB-DISTRICT
Purpose & Intent
The purpose of the Highway Sub-District is to encourage the creation of a pedestrian-oriented, vertically
integrated, mixed-use, urban environment, providing shopping, employment, housing, business, and
personal services. This sub-district promotes an efficient, compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district; promoting a
functional and attractive community using urban design principles; and allowing developers flexibility in
land use and site design.
The Highway Sub-District is to be an area with a mixture of intense uses. Buildings are close to and
oriented toward the street. There is a connected street pattern, shared parking, and pedestrian
amenities.
Site Criteria
A. Size of Yards:
1. Minimum Front Yard
a. On Dallas North Tollway: Fifty (50) feet.
b. On all other streets: Ten (10) feet.
2. Minimum Side Yard: Zero (0) feet.
3. Minimum Rear Yard: Zero (0) feet.
B. Build-to-Line: On streets with on-street parking, a build-to-line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to-line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5’ of the build-to-line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15’ from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
C. Size of Lots:
1. Minimum Size of Lot Area: Twenty Thousand (20,000) square feet
2. Minimum Lot Width: Fifty (30) feet.
3. Minimum Lot Depth: Sixty (60) feet.
D. Maximum Lot Coverage: One hundred (100) percent.
E. Floor Area Ratio: Maximum 10.0:1.
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Item 3.
5
F. Housing: The following performance standards shall apply to residential development.
1. For the purposes of this Sub-District, Apartment and Condominiums shall be defined as
follows:
a. Apartments- a predominantly residential building in which each unit is leased by the
owner to an individual entity.
b. Condominiums- a predominantly residential building in which each unit is owned by
an individual entity.
2. The maximum density allowed shall be no more than eight hundred and thirty-five (835) units
within the Highway Sub-District.
a. Apartments shall utilize 75% of the allowable units.
i. there shall be a minimum of 50% and a maximum of 70% Studios and One-
Bedroom units.
ii. There shall be a minimum of 30% and a maximum of 50% Two and Three-
Bedroom units.
b. Condominiums shall utilize 25% of the allowable units.
i. there shall be a minimum of 50% and a maximum of 70% Studios and One-
Bedroom units.
ii. There shall be a minimum of 30% and a maximum of 50% Two and Three-
Bedroom units.
3. A minimum of 50% of the first-floor square footage of the Highway Subdistrict shall be used
for non-residential uses. A minimum of 30% of first-floor, non-residential uses, shall be for retail
use.
4. Apartment buildings shall have a setback of Two Hundred Fifty (250) feet from the Dallas
North Tollway (DNT).
G. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub-districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On-street parking and shared parking anywhere within the PD No. 119, including all sub-
districts, except for Townhome uses, may be counted towards meeting the off-street parking
requirement for any use within the sub-district.
4. Where on-street parking is provided, angled, as well as parallel parking shall be permitted as
depicted in exhibit D street sections.
5. Where on-street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
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Item 3.
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6. When structured garages are provided, adequate access from public rights-of-way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane nor public roads.
11. Dead-end parking aisles are not permitted in surface parking lots.
12. In the case of mixed uses, parking spaces may be shared.
13. For all residential uses, the majority of parking shall be contained in a structured parking
garage.
H. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste
trash collection structures shall be designed to accommodate the Town’s current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
a. Public water meters shall be located within easements, outside of pavement,
and adjacent (within 2-5 feet) to Public & Emergency Access Easement or
dedicated fire lanes that include utility easements.
I. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets to the extent that
screening is allowed by utility providers.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened, at minimum, by a eight (8) foot high wall built with the same materials as
used for the principal building, or an otherwise approved solid masonry material. Trash
dumpsters shall have a metal gate or door equal in height or the height of the wall, which shall
generally always remain closed. Waste collection and loading area walls shall include shrubbery
as to screen walls from the public realm.
3. Where rooftop-mounted mechanical equipment is not screened from view at a point six feet
above ground level at the property line, alternative forms of screening are required, and may be
constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
J. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
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Item 3.
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30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
K. Streets and Sight Triangles:
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
2. Root barriers shall be installed where street trees are planted within 5 feet of pavement
within Public & Emergency Access Easement.
Nothing contained herein shall vary or supersede public safety requirements of the Town of Prosper as
set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
L. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
Unless specifically identified in this Section, new developments shall comply with the landscape
standards established in the Town of Prosper Zoning Ordinance as of the date of adoption of this
ordinance or as amended.
1. Any non-structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on-
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on-street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development.
2. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping shall be placed a minimum of two and one-
half (2’-6”) feet from a town sidewalk or alley. Reduction of this requirement is subject
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Item 3.
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to review and approval by the Executive Director of Development and Community
Services.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
3. Drought tolerant and/or native plants from the Town’s approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on-street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights-of-way.
Building Criteria
The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Tri-partite Architecture: All multi-story, mixed use buildings shall be designed and constructed in
tri-partite architecture (having a distinct base, middle, and top) or an alternative, scale appropriate
architectural treatment.
B. Building Height
1. Maximum Building Height: Twelve (12) stories.
a. Architectural embellishments not intended for human occupancy that are integral to
the architectural style of the buildings, including spires, belfries, towers, cupolas,
domes, and roof forms whose area in plan is no greater than 23% of the first-floor
footprint may exceed the height limits by up to twenty (20) feet.
b. Mechanical equipment, including mechanical/elevator equipment penthouse
enclosures, ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire
sprinkler tanks, and other similar constructions may extend up to twenty (20) feet above
the actual building height, provided that: 1) they are setback from all exterior walls a
distance at least equal to the vertical dimension that such item(s) extend(s) above the
actual building height, or 2) the exterior wall and roof surfaces of such items that are set
back less than the vertical dimension above the actual building are to be constructed as
architecturally integral parts of the building facade(s) or as architectural embellishments
as described above. Mechanical equipment shall not be visible from the public right-of-
way, measured at six (6) feet above finish grade at the Public & Emergency Access
Easement line.
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Item 3.
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2. Minimum Building Height: a minimum of fifty (50) percent of the Highway Subdistrict shall be
at minimum two (2) stories.
C. Building Materials:
1. Materials such as brick, natural and manufactured stone, stucco, metal panel system, curtain
wall and window wall glazing, and cementitious panel system shall be considered primary
materials. Primary materials shall comprise of at least seventy-five percent (75%) of each
elevation, exclusive of doors and windows.
2. Only primary building materials are allowed on the first floor with the exception of
cementitious panels, For purposes of this section, the first floor shall be at least nine (9) feet
high and, at minimum, 90% shall be constructed of masonry cladding.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
D. Window Areas:
1. For buildings which front on streets with on-street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
b. pink or gold glass shall be prohibited.
E. Building Entries:
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a functioning
Primary Entry from the sidewalk. Corner entries may count as a Primary Entry for both
intersecting street fronts.
F. Awnings, canopies, Arcades, & Overhangs:
1. Structural awnings are encouraged at the ground level to enhance articulation of the building
volumes.
2. The material of awnings and canopies shall be architectural materials that complement the
building.
3. Awnings shall not be internally illuminated.
4. Canopies should not exceed one hundred (100) linear feet without a break of at least five (5)
feet.
5. Canopies and awnings shall respect the placement of street trees and lighting.
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Item 3.
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G. Building Articulation:
1. That portion of the building where retail or service uses take place on the first floor shall be
accentuated by including awnings or canopies, different building materials, or architectural
building features.
2.Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building facade. Design articulation should employ changes in volume and
plane. Architectural elements including projecting volumes, windows, balconies, loggias,
canopies, pediments, and moldings that break up the mass of the building are encouraged.
H. Above Grade Structured Parking:
1. Where parking garages are within views of public streets, openings in parking garages shall
not exceed 55% of the facade area. The portion of the parking garage that is visible from the
street shall have an architecturally finished facade compatible with the surrounding buildings.
2. It is the intent of this provision that the facades of surrounding buildings and the facades of
any parking structures within view of public streets shall be visually similar, with construction
materials being compatible.
3.Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
I. Projections into Setbacks and/or Rights-of-Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Dallas North Tollway; 2) such projections do not extend over the traveled portion of a
roadway; 3) the property owner has assumed liability related to such projections; 4) the property owner
shall maintain such projection in a safe and non-injurious manner; 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement.
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twenty-four (24) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
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Item 3.
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eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
5. Below-grade footings approved in conjunction with building permits.
Permitted Uses
List of Permitted Uses: Uses followed by an -S- are permitted by Specific Use Permit. Uses followed by a
-C- are permitted subject to conditional development standards located in the Town’s Zoning Ordinance
as it exists or may be amended.
• Accessory Building
• Administrative, Medical, or Professional Office
• Antenna and/or Antenna Support Structure, Commercial -S-
• Antenna and/or Antenna Support Structure, Non-Commercial -S-
• Antique Shop and Used Furniture
• Assisted Care or Living Facility
• Automobile Paid Parking Lot/Garage -S-
• Automobile Parking Lot/Garage -S-
• Bank, Savings and Loan, or Credit Union (without drive through)
• Beauty Salon/Barber Shop
• Business Service
• Caretaker’s/Guard’s Residence
• Civic/Convention Center
• College, University, Trade, or Private Boarding School
• Commercial Amusement, Indoor
• Community Center
• Convenience Store without Gas Pumps
• Corporate Campus
• Dance Hall
• Day Care Center, Child -S-
• Day Care Center -S-
• Dry Cleaning
• Farmer’s Market
• Furniture, Home Furnishings and Appliance Store
• Governmental Office
• Gymnastics/Dance Studio
• Health/Fitness Center
• Home Occupation
• Hospital
• Hotel -C-
• House of Worship
• Household Appliance Service and Repair
• Insurance Office
• Massage Therapy, Licensed
• Mobile Food Vendor
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Item 3.
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• Multifamily Dwelling
• Multi-Tenant Office Building
• Municipal Uses Operated by the Town of Prosper
• Museum/Art Gallery
• Nursery
• Office/Show Room
• Park or Playground
• Pet Day Care
• Print Shop
• Private Club
• Private Recreation Center
• Private Utility, Other than Listed
• Real Estate Sales/Leasing Office
• Restaurant or Cafeteria
• Restaurant, Drive In
• Restaurant, Drive Through -S-
• Retail Stores and Shops
• Retail/Service Use
• School, Private or Parochial
• School, Public
• Stealth Antenna, Commercial
• Studio Dwelling
• Telephone Exchange
• Theater, Regional
• Townhome
• Utility Distribution/Transmission Facility
• Veterinarian Clinic and/or Kennel, Indoor
Prohibited Uses
List of prohibited Uses:
• Credit access businesses, as defined in Texas Finance Code 393.601, as amended.
• Body art facilities
• Smoke or vape shops.
• Any business entity that sells drug paraphernalia
• Any business or establishment offering gaming or slot machines.
• Sex shops, including but not limited to business entities whose primary purpose is the sale of
lewd merchandise.
• Pawn shops
• Business entities which primarily utilize outdoor storage
• Package liquor stores
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NEIGHBORHOOD SUB-DISTRICT
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Item 3.
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NEIGHBORHOOD SUB-DISTRICT
Purpose & Intent
The purpose of the Neighborhood Sub-District is to provide for a variety of developments in a suburban
type setting which will provide residential units and supporting retail space.
Site Criteria
A. Size of Yards:
1. Townhomes (lots shall be fee-simple)
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Zero (0) feet.
iii. Minimum Rear Yard: Twenty (20) feet.
iv. Maximum Building Height: Thirty-Five (35) feet (as measured from the finish floor to
the top plate), or three (3) stories.
v. Minimum Dwelling Area: One Thousand (1,000) square feet
2. Commercial
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Five (5) feet.
iii. Minimum Rear Yard: Five (5) feet.
iv. Maximum Building Height: Forty-five (45) Feet (as measured from the finish floor to
the top plate), or three (3) stories
B. Build-to-Line: On streets with on-street parking, a build-to-line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to-line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5’ of the build-to-line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15’ from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
3. Residential lots may front on public or private open space or a property owner's association
lot.
C. Size of Lots:
1. Minimum Size of Lot Area: Three thousand (3,000) square feet
2. Minimum Lot Width: Twenty (20) feet.
3. Minimum Lot Depth: Sixty (60) feet.
48
Item 3.
15
D. Maximum Lot Coverage: One Hundred (100) percent. Parking structures and surface parking facilities
shall be excluded from lot coverage computations.
E. Floor Area Ratio: Maximum 5.0:1.
F. Housing: The following performance standards shall apply to residential development.
1. The maximum density allowed shall be sixty (60) units within the Neighborhood Sub-District.
G. Maximum Floor Area Per Building: Twenty thousand (20,000) square feet.
H. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub-districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On-street parking and shared parking anywhere within the PD No. 119, including all sub-
districts, except for Townhome uses, may be counted towards meeting the off-street parking
requirement for any use within the sub-district.
4. Where on-street parking is provided, angled, as well as parallel parking shall be permitted.
5. Where on-street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
6. When structured garages are provided, adequate access from public rights-of-way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane.
9. Dead-end parking aisles are not permitted in surface parking lots.
10. In the case of mixed uses, uses may share parking spaces.
I. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste trash
collection structures shall be designed to accommodate the Town’s current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
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Item 3.
16
a. Public water meters shall be located within easements, outside of pavement, and
adjacent (within 2-5 feet) to Public & Emergency Access Easement or dedicated fire
lanes that include utility easements.
J. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets, provided public
utility providers allow for screening.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened by a eight (8) foot high wall built with the same materials as used for the
principal building, or an otherwise approved solid masonry material. Trash dumpsters shall have
a metal gate or door equal in height or the height of the wall, which shall generally remain
closed at all times. Waste collection and loading area walls shall include shrubbery as to screen
walls from the public realm.
3. Where rooftop-mounted mechanical equipment is not screened from view at a point six feet
above ground level at the property line, alternative forms of screening are required, and may be
constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
K. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
L. Streets and Sight Triangles: Within the Neighborhood Sub-District the following street design
standards shall apply. Except as provided herein, no sight triangle shall be required. Adequate sight
distance will be provided at all intersections through the use of appropriate traffic control devices. Sight
triangles, per the Town of Prosper’s requirements, for vehicles exiting the development for both public
streets and private driveways shall be provided at intersections with Shawnee Trail.
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
Nothing contained herein shall vary or supersede the public safety requirements of the Town of Prosper
as set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
M. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
1. Any non-structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
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Item 3.
17
a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on-
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on-street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development.
2. Except for the landscape easement adjacent to the deceleration lane on Shawnee Trail, the
landscape easement within the POA Lot adjacent to Shawnee Trail will be a minimum of twenty-
five (25) feet.
3. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half (2’-6”) feet from a town sidewalk or alley. Reduction of
this requirement is subject to review and approval by Executive Director of
Development and Community Services.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
4. Drought tolerant and/or native plants from the Town’s approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on-street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights-of-way.
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Item 3.
18
Building Criteria
The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Maximum Building Height:
1. Three (3) stories.
2. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and roof
forms whose area in plan is no greater than 25% of the first-floor footprint may exceed the
height limits by up to ten (10) feet.
3. Mechanical equipment, including mechanical/elevator equipment penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks, and
other similar constructions may extend up to ten (10) feet above the actual building height,
provided that: 1) they are setback from all exterior walls a distance at least equal to the vertical
dimension that such item(s) extend(s) above the actual building height, or 2) the exterior wall
and roof surfaces of such items that are set back less than the vertical dimension above the
actual building are to be constructed as architecturally integral parts of the building facade(s) or
as architectural embellishments as described above. Mechanical equipment shall not be visible
from the Public & Emergency Access Easement, measured at six (6) feet above finished grade at
the Public & Emergency Access Easement line.
B. Building Materials:
1. Materials such as brick, natural and manufactured stone, stucco, metal panel system, curtain
wall and window wall glazing, and cementitious panel system shall be considered primary
materials. Primary materials shall comprise at least seventy-five (75) percent of each elevation,
exclusive of doors and windows.
a. Townhomes shall be constructed of no less than 60% brick masonry, calculated from
the aggregate of the front, rear and side elevations.
2. Only primary building materials are allowed on the first floor excluding cementitious panel
systems, exclusive of doors, windows, and their accompanying frames. For purposes of this
section, the first floor shall be at least nine (9) feet high.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
C. Windows:
1. For buildings which front on streets with on-street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
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Item 3.
19
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
b. pink or gold glass shall be prohibited.
2. For buildings which front on streets, and contain residential uses, a minimum of thirty (30)
percent of the facade shall be windows.
D. Horizontal articulation: No building wall shall extend for a distance equal to four (4) times the wall’s
height without having an offset equal to 25% of the wall’s height. The new plane shall then extend for a
distance equal to at least 25% of the maximum length of the first plane.
E. Building Entries: Main building entries shall be highlighted using such techniques as building
articulation and/or entry canopies so they are obvious to pedestrians and motorists.
F. Above Grade Structured Parking:
1. Where parking garages are within views of streets, openings in parking garages shall not
exceed 53% of the facade area. The portion of the parking garage that is visible from the street
shall have an architecturally finished facade compatible with the surrounding buildings.
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
G. Projections into Setbacks and/or Rights-of-Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Shawnee Trail; 2) such projections do not extend over the traveled portion of a roadway;
3) the property owner has assumed liability related to such projections; and 4) the property owner shall
maintain such projection in a safe and non-injurious manner; and 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement..
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twelve (12) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
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Item 3.
20
eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
5. Below-grade footings approved in conjunction with building permits.
Permitted Uses
List of Permitted Uses: Uses followed by an -S- are permitted by Specific Use Permit. Uses followed by a
-C- are permitted subject to conditional development standards located in the Town’s Zoning Ordinance
as it exists or may be amended.
• Accessory Building
• Administrative, Medical, or Professional Office
• Antenna and/or Antenna Support Structure, Commercial -S-
• Antenna and/or Antenna Support Structure, Non-Commercial -S-
• Assisted Care or Living Facility
• Automobile Paid Parking Lot/Garage -S-
• Automobile Parking Lot/Garage -S-
• Bank, Savings and Loan, or Credit Union
• Business Service
• Caretaker’s/Guard’s Residence
• Civic/Convention Center
• College, University, Trade, or Private Boarding School
• Community Center
• Convenience Store without Gas Pumps
• Day Care Center, Child -S-
• Day Care Center -S-
• Dry Cleaning
• Governmental Office
• Health/Fitness Center
• Home Occupation
• House of Worship
• Insurance Office
• Massage Therapy, Licensed
• Mobile Food Vendor
• Multi-Tenant Office Building
• Municipal Uses Operated by the Town of Prosper
• Museum/Art Gallery
• Office/Show Room
• Park or Playground
• Print Shop
• Private Utility, Other than Listed
• Real Estate Sales/Leasing Office
• Restaurant or Cafeteria
• Restaurant, Drive In
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Item 3.
21
• Restaurant, Drive Through -S-
• Retail Stores and Shops
• Retail/Service Use
• School, Private or Parochial
• School, Public
• Stealth Antenna, Commercial
• Studio Dwelling
• Telephone Exchange
• Townhome
• Utility Distribution/Transmission Facility
Prohibited Uses
List of prohibited Uses:
• Credit access businesses, as defined in Texas Finance Code 393.601, as amended.
• Body art facilities
• Smoke or vape shops.
• Any business entity that sells drug paraphernalia
• Any business or establishment offering gaming or slot machines.
• Sex shops, including but not limited to business entities whose primary purpose is the sale of
lewd merchandise.
• Pawn shops
• Business entities which primarily utilize outdoor storage
• Package liquor stores
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Item 3.
22
GENERAL REQUIREMENTS
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Item 3.
23
GENERAL REQUIREMENTS
A. Development shall generally take place in accordance with the attached Concept Plan (Exhibit D).
Plats and/or site plans submitted for the development shall conform to the data presented and
approved on the conceptual development plan. Changes of detail on these final development plan(s)
that differ from the conceptual development plan may be authorized by the Town staff, with their
approval of the final development plan(s) and without public hearing, if the proposed changes do not:
1. alter the basic relationship of the proposed development to adjacent property,
2. alter the uses permitted,
3. increase the density,
4. increase the building height,
5. increase the coverage of the site,
6. reduce the off-street parking ratio,
7. reduce the building lines provided at the boundary of the site, or
8. significantly alter any open space plans.
If the Town staff determines that the proposed change(s) violates one (1) or more of the above eight (8)
criteria, then a public hearing must be held by the Planning and Zoning Commission and the Town
Council to adequately amend the granting ordinance prior to the Planning & Zoning Commission’s
approval of the final development plan(s).
B. A minimum twenty (20) percent of the total area in this planned development shall be provided as
open space.
Open spaces may include areas used for facilities such as plazas, courts, recreational amenities, water
features and other similar uses not specifically used for vehicular access and parking.
Additionally, if detention areas contain a constant water level and are landscaped or otherwise treated
as an amenity for the development, they may be used to meet the open space requirement.
The open space may not consist of any of the following elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
The open space may consist of any of the following elements:
5. Landscape easements, setbacks, or any other landscaping as listed in Chapter 2, Section 4 of
the zoning ordinance.
6. Public sidewalks and plazas.
7. Detention/ Retention ponds, when activated with pedestrian access.
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Item 3.
24
C. Design Guidelines: Design Guidelines will be created, and approved by Staff, to govern the following
details.
1. Street sections, including sidewalks
2. Public realm standards, including sidewalks, benches, signage, planters, outdoor seating
areas, landscape, parking, and lighting.
3. Residential characteristics including, but not limited to, porch and balcony elements.
D. All utility lines shall be underground from the building to the property line. Utility lines within the
Public & Emergency Access Easement shall be placed underground and relocated to the rear of the site
to the maximum extent practicable.
E. Conditional Development Standards, shall be in accordance with the Zoning Ordinance, as it exists, or
may be amended, except as follows:
1. Mobile Food Vendors - Mobile food vendors are permitted in this planned development, in
accordance with the Conditional Development Standards of the Zoning Ordinance, as is exists or
may be amended, except as follows:
a. Mobile food vendors are not required to be located on property where an existing,
permanent business operates in a building with a Certificate of Occupancy.
b. Mobile food vendors are not required to be located within fifty feet (50’) of an
entrance of a primary building that holds the Certificate of Occupancy.
c. Mobile food vendors may be located on public property other than public street
travel lanes. Order windows shall face outward towards public sidewalk. At no time
shall any part of food truck operations use main lanes without a special use permit
issued by the Town;
d. Mobile food vendors may be located on private property with the written consent of
the owner;
e. Mobile food vendors shall not operate in driveways or fire lanes;
f. Mobile food vendors shall be considered as a Minor Amendment to the PD, subject to
approval by the Director of Development Services. Prior to issuance of a permit, an
application shall be submitted to the Development Services Department and containing
any information required by staff to evaluate the impacts including but limited to
location, parking and accessibility.
F. Parking Requirements Based on Use.
In all Sub- Districts, at the time any building or structure is erected or structurally altered, parking spaces
shall be provided in accordance with the following requirements. A mixed-use discount of 20% shall be
applied to the overall development, except for Townhomes, where shared parking is concerned.
Automobile Oil change and Similar Establishments: One (1) parking space per service bay plus
one (1) parking space per maximum number of employees on a shift.
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Item 3.
25
Bank, Savings and Loan, or similar Establishments: One (1) space per three hundred fifty (350)
square feet of gross floor area.
Bed and breakfast facility: One (1) space per guest room in addition to the requirements for
normal residential use.
Business or professional office (general): One (1) space per three hundred fifty (350) square
feet of gross floor area.
Church, rectory, or other place of worship: One (1) parking space for each three (3) Seats in the
main auditorium.
College or University: One (1) space per each day student.
Community Center, Library, Museum, or Art Gallery: Ten (10) parking spaces plus one
additional space for each three hundred (300) square feet of floor area in excess of two
thousand (2,000) square feet. If an auditorium is included as a part of the building, its floor area
shall be deducted from the total and additional parking provided on the basis of one (1) space
for each four (4) seats that it contains.
Commercial Amusement: One (1) space per three (3) guests at maximum designed capacity.
Dance Hall, Assembly or Exhibition Hall Without Fixed Seats: One (1) parking space for each
two hundred (200) square feet of floor area thereof.
Dwellings, Multifamily: One (1) space for each bedroom in one (1) and two (2) bedroom units,
plus one half (1/2) additional space for each additional bedroom.
Farmer’s Market, Flea Market: One (1) space for each five hundred (500) square feet of site
area.
Fraternity, Sorority, or Dormitory: One (1) parking space for each two (2) beds on campus, and
one and one-half (1 'A) spaces for each two beds in off campus projects.
Furniture or Appliance Store, Wholesale Establishments, Machinery or Equipment
Sales and Service, Clothing or Shoe Repair or Service: Two (2) parking spaces plus one (1)
additional parking space for each four hundred (400) square feet of floor area over one
thousand (1,000).
Gasoline Station: Minimum of three (3) spaces for employees. Adequate space shall be provided
for waiting, stacking, and maneuvering automobiles for refueling.
Health Studio or Club: One (1) parking space per two hundred (200) square feet of exercise
area.
Hospital: One (1) space per employee on the largest shift, plus one and one-half (1.5) spaces per
each bed or examination room, whichever is applicable.
Hotel: One (1) parking space for each sleeping room or suite plus one (1) space for each two
hundred (200) square feet of commercial floor area contained therein.
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Item 3.
26
Kindergartens, day schools, and similar child training and care establishments: shall provide
one (1) paved off-street loading and unloading space for an automobile on a through -circular-
drive for each ten (10) students, or one (1) space per ten (10) students, plus one (1) space per
teacher.
Library or Museum: Ten (10) spaces plus one (1) space for every three hundred (300) square
feet, over one thousand (1,000) square feet.
Lodge or Fraternal Organization: One (1) space per two hundred (200) square feet.
Medical or Dental Office: One (1) space per three hundred fifty (350) square feet of floor area.
Mini-Warehouse: Four (4) spaces per complex plus one (1) additional space per three hundred
(300) square feet of rental office.
Motor Vehicle Repair and Service: Three (3) parking spaces per service bay plus one (1) parking
space per maximum number of employees on a shift.
Nursing Home: One (1) space per five (5) beds and one (1) parking space for each one thousand
(1,000) square feet of lot area for outdoor uses.
Private Club: One (1) parking space for each seventy-five (75) square feet of gross floor area.
Retail Store or Personal Service Establishment, Except as Otherwise Specified Herein: One (1)
space per two hundred and fifty (250) square feet of gross floor area.
Restaurant, Restaurant with a Private Club, Cafe or Similar Dining Establishment: One (1)
parking space for each one seventy-five (75) square feet of gross floor area for stand-alone
buildings without a drive-through, and one (1) parking space for each one hundred (100) square
feet of gross floor area for restaurants located within a multi-tenant buildings, and one (1)
parking space for each one hundred (100) square feet for stand-alone buildings with a drive-
through.
Sanitarium, Convalescent Home, Home for the Aged or Similar Institution: One (1) parking space
for each five (5) beds.
School, Elementary, Secondary, or Middle: One and one half (11Y) parking spaces per
classroom, or the requirements for public assembly areas contained herein, whichever is
greater.
School, High School: One and one half (1 'A) parking spaces per classroom plus one (1) space per
five (5) students the school is designed to accommodate, or the requirements for public
assembly areas contained herein, whichever is greater.
Theater, Sports Arena, Stadium, Gymnasium or Auditorium (except school): One (1) parking
space for each four (4) seats or bench seating spaces.
Townhomes: Minimum of two (2) parking spaces located behind the front building line and two
(2) parking spaces enclosed in the main or an accessory building.
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Item 3.
3/22/2023Prosper Mixed-Use Master Plan 1
PRADERA
Placemaking on the Prairie | Prosper, Texas
PRADERA
EXHIBIT D
FOR SALE CONDOS
200 KEY
HOTEL
PARKING
POND FEATURE
TOWN
SQUARE
[PRAIRIE
GREEN]
PARKI
NG
&
SERVIC
E DALLAS NORTH TOLLWAYSHAWNEE TRAILPOND FEATURE
RESTAURANTS
PARKING
RETAIL
RETAIL RETAILOFFICELINEAR PARK RETAILMIXED-USE
RESIDENTIAL
FOR SALETOWN HOMESFOR SALE
TOWN HOMES RETAILRETAIL OFFICERETAILRETAILRETAIL
RETAIL
RESI
CONFERENCECENTERRETAILRETAILRETAILN
C -1
H1
PARKING
POND FEATURE
TOWN
SQUARE
[PRAIRIE
GREEN]
R -5
R -2
R -1 DALLAS NORTH TOLLWAYSHAWNEE TRAILPOND FEATURE
R -4
R -6
MU/R -1
PARKING (RETAIL BELOW)
TH -5
O –1
O -2
LINEAR PARK
R -3
MU/R –2
MU/R -3
TH –1
TH -4
TH -3
TH -2
R -7
C -2
Town of Prosper Project No: _______
1”: 100’
01 -PRELIMINARY SITE PLAN 02 -PRELIMINARY GROUND PLANE
FOR SALE CONDOS
RESI
Neighborhood Sub-
District
Highway Sub-DistrictNeighborhood Sub-
District
Highway Sub-District
61
Item 3.
18'-11"
28'-6"
28'-11"
28'-6"
18'-11"SHAWNEE TRAIL (FUTURE)HIGHWAY
SUB-DISTRICT
NEIGHBORHOOD
SUB-DISTRICT
Zoning Application
Job No.: LCI 22030
Date: February 14, 2023
0 30 60 120
Scale: 1"= 60'-0"
OREC - Prosper Mixed Use
Exhibit - D2
30' GAS
EASEMENT
180'
RIGHT-OF-WAY
EASEMENT
30' POA LOT
ALONG DALLAS
NORTH TOLLWAY
RESIDENTIAL
TOWERS
35' MIN. SETBACK
FROM P.L.
FUTURE MINOR
THOROUGHFARE
SETBACK
45' WIDTH FROM
C.L. ROAD
100' PARKING
OFFSET FROM
SHAWNEE TRAIL
10' MIN. SETBACK
FROM R.O.W.
B
SHAWNEE TRAIL (FUTURE)POA LOT
POA LOT
POA LOT
POA LOT POA LOT
POA LOTPOA LOT
POA LOT
C
D
POA LOTPOA LOTCCPOA LOT
Lot 3, Block C
Lot 4, Block C Lot 2X, Block CLot 4X, Block BLot 3X, Block ELot 6X, Block C
Street
Lot 5X, Block B
Street
Lot 5X, Block C
Street
Lot 5X, Block E
Street
Lot 1, Block F
Lot 2, Block E
Lot 1X, Block E
Lot 4X, Block E
Lot 2X, Block F
Lot 1X, Block G Lot 3X, Block DStreetLot 2, Block GLot 3, Block GLot 4, Block GLot 5, Block GLot 6, Block GLot 7, Block GLot 8, Block GLot 28, Block H
Lot 27, Block H
Lot 26, Block H
Lot 25, Block H
Lot 23, Block H
Lot 24X, Block H
Lot 5, Block H
Lot 4, Block H
Lot 3, Block H
Lot 2, Block H
Lot 6, Block H
Lot 7, Block H Lot 22, Block H
Lot 21, Block H
Lot 20, Block H
Lot 8, Block H
Lot 9, Block H
Lot 19X, Block H
Lot 10, Block H Lot 18, Block H
Lot 17, Block HLot 11, Block H
Lot 12, Block H
Lot 13, Block H Lot 15, Block H
Lot 16, Block H
Lot 1X, Block I
Alley
Lot 2,
Block I
Lot 3X, Block I
Street
Lot 4, Block I
Lot 8, Block A
Lot 7, Block A
Lot 6, Block A
Lot 10, Block A
Lot 11, Block A
Lot 12, Block A
Lot 5, Block A
Lot 4, Block A
Lot 5X, Block I
Alley
Lot 3, Block A
Lot 13, Block A
Lot 14, Block A
Lot 2, Block A
Lot 1X, Block A Lot 17X, Block A
Alley
Lot 1, Block B
Lot 2, Block B
Lot 3X, Block B
Lot 2, Block D
Lot 1, Block D
NEIGHBORHOOD SUB-DISTRICT HIGHWAY SUB-DISTRICT
BUILDING FOOT PRINT AND
YARD LAYOUTE
0 20 40 80
Scale: 1"= 40'-0"
HIGHWAY SUB-DISTRICT
NEIGHBORHOOD SUB-DISTRICTPOA LOT25' POA LOT
ALONG
SHAWNEE TRAIL
Lot 15, Block A
SHAWNEE TRAIL (FUTURE)LANDSCAPE
SETBACK
VARIANCE
NOT TO SCALE
POA LOT
Lot 2X, Block FLot 1X, Block HLot 14X, Block H
Lot 29X, Block H
Lot 9X, Block A
Lot 16X, Block A
POA LOTLot 1X, Block ALot 1X, Block IAlleyLot 1X, Block I
AlleyPOA LOTLot 1X, Block H10'
MINIMUM
SETBACK PROP. BUILDING
FOOT PRINT
20' MINIMUM
SETBACK
LOT LINE
Lot 13, Block H
Lot 1X, Block I
Alley
POA LOT
Lot 1X, Block H
POA LOTLot 1X, Block HRESIDENTIAL
TOWERS
15' LANDSCAPE
GENERAL FIRE DEPT. NOTES
*MC
*MC*MC
*MC *MC
*MC*MC*MC
*MC
*MC*MC*MC*MC62
Item 3.
8' UTILITY
EASEMENT
CL
CL
CL PROPERTY LINEPROPERTYLINE12' CLEAR ZONE
DECORATIVE
PAVING
12' CLEAR ZONE
DECORATIVE
PAVING
28' FIRE LANEFOCCURB
BOTH SIDES
BOCFOCSTREET LOT ALLEY SECTION AT TOWNHOMES BOCSTREET TREE
FOC60' STREET LOT SECTION
w/ PARALLEL PRKG
BOTH SIDES
BULB OUT & CURB
BOTH SIDES BEYOND
FOCFOCMEDIAN TREE
STREET TREE STREET TREE
BOULEVARD SECTION
120' STREET LOTFOC FOCFOCFOCFOCFOC13'-6" HT. CLEAR ZONE13'-6" HT. CLEAR ZONE
RETAIL PAD SITE
B
C
D FOC26' FIRE LANE
13' LANE13' LANE
1'-6" LS
BUFFER
1'-6" LS
BUFFER
45' DRIVE
PUBLIC UTILITY EASEMENT
14' LANE14' LANE
60'-0" STREET LOT
6'
SIDEWALK
8'
PARALLEL
PARKING
OR
PLANTER
ISLAND*
8'
PARALLEL
PARKING
35' DRIVE
29' MEDIAN14' LANE
8'
PARALLEL
PARKING
OR
PLANTER
ISLAND*
5'-6"
SIDEWALK 14' LANE
8'
PARALLEL
PARKING
OR
PLANTER
ISLAND*
5'-6"
SIDEWALK
35' DRIVE
26' FIRE LANE26' FIRE LANE
6'
SIDEWALK
10' MIN.
BLDG
SETBACK
AND UTILITY
EASEMENT
10' MIN.
BLDG
SETBACK
AND UTILITY
EASEMENT
10' MIN.
BLDG
SETBACK PROPERTY LINE30'-0" STREET LOT
PROPERTYLINE*NO TREES IN ISLAND; TREES WITHIN SIDEWALK
SUBJECT TO TOWN OF PROSPER APPROVAL
*NO TREES IN ISLAND; TREES WITHIN SIDEWALK
SUBJECT TO TOWN OF PROSPER APPROVAL
26' PUBLIC UTILITY EASEMENT
32' PUBLIC UTILITY EASEMENT
26' PUBLIC UTILITY EASEMENT
8' UTILITY
EASEMENT
8' UTILITY
EASEMENT
Zoning Application
Job No.: LCI 22030
Date: February 13, 2023
0 4'8'16'
Scale: 1/8"= 1'-0"
OREC - Prosper Mixed Use
Exhibit D3 63
Item 3.
CL
PROPERTYLINEPROPERTYLINE26' FIRE LANE FOCFOCFOCFOC88' STREET LOT SECTION w/
ANGLED PRKG BOTH SIDES
E
STREET TREE
67' DRIVE
PUBLIC UTILITY EASEMENT
14' LANE14' LANE
88'-0" STREET LOT
19.5' ANGLED
HEAD-IN PARKING
19.5' ANGLED
HEAD-IN PARKING
10'-0"
SIDEWALK
10'-0"
SIDEWALK
*TREES WITHIN SIDEWALK SUBJECT TO
TOWN OF PROSPER APPROVAL
Zoning Application
Job No.: LCI 22030
Date: February 2, 2023
0 4'8'16'
Scale: 1/8"= 1'-0"
OREC - Prosper Mixed Use
Exhibit D4 64
Item 3.
4770 BRYANT IRVIN COURT, SUITE 200 FORT WORTH, TX 76107
(817) 887-9139 WWW.CORNERSTONEPROJECTSGROUP.COM
Exhibit E – Development Schedule
Below is the anticipated project schedule for the proposed Pradera development in accordance with the submittal checklist.
This schedule is conceptual and subject to change based on permitting, entitlements, and market conditions.
Zoning Award- January 2023
Civil design (on and off site) – 2023
Civil construction – 2024-2025
Building design – 2024-2026
Building construction – 2025-2030
65
Item 3.
Prosper Mixed-Use Master Plan 21/27/2023
01 AERIAL –LOOKING SOUTHEAST
EXHIBIT F
02 AERIAL –LOOKING NORTHWEST 03 PERSPECTIVE –TOWN SQUARE
04 PERSPECTIVE –OVERALL 05 PERSPECTIVE –VIEW FROM OFFICE 06 PERSPECTIVE –MAIN INTERSECTION
66
Item 3.
Prosper Mixed-Use Master Plan 31/27/2023
EXHIBIT F
01 –TOWNHOMES 02 –HOTEL 03 –RETAIL SPACE
04 –MIXED –USE RESIDENTIAL 05 –MIXED –USE RESIDENTIAL / TOWN SQUARE 06 –TOWN SQUARE LOOKING SOUTH
EXHIBIT F
67
Item 3.
Prosper Mixed-Use Master Plan 41/27/2023
EXHIBIT F
04 –NW RETAIL SPACE
01 –CONDOS
EXHIBIT F
06 –OFFICE TOLLWAY VIEW
03 –OFFICE
05 –SE RESTAURANTS
02 –NW RETAIL LOOKING SOUTH
68
Item 3.
69
Item 3.
70
Item 3.
1b. 300 Existing
MF Units
(25 Acres)
12 Units/Acre
5. 600 MF Units
21 Units/Acre
1c.28 Existing
MF Units
(1 Acre)
28 Units/Acre
1a.620 Existing
MF Units
(43 Acres)
14 Units/Acre
3. 300 MF Units
14 Units/Acre
2. 420 MF Units
(28 Acres)
15 Units/Acre
4. 2,986 MF Units
40 Units/Acre
Current Zoning for Multifamily
in the Town of Prosper
1.948 existing garden-style multifamily units on 63.8 acres and 312 Townhome units on 65 acres
1a. 620 units in the Orion Prosper and Orion Prosper Lakes complexes on Coit Road
1b. 300 units in Cortland Windsong Ranch, west of Windsong Pkwy, north US 380, 312 Townhome units north of US 380 and west of Teel Parkway
1c. 28 units in the Downtown area
2.PD-35 permits a maximum of 15 units per acre on 28 acres, this density would allow for 420 multi -family units on the east side of DNT, north of Prosper Trail.
3.Brookhollow -permits a maximum of 300 multi-family at 14 units per acre and 250 Townhome units within PD-86.
4.Planned Development-41 (Prosper West) permits a maximum of 2,986 urban-style units on the west side of DNT, north of US 380. Refer to PD-41 for special conditions.
5.Planned Development-67 (Gates of Prosper) permits a maximum of 600 urban-style units within 115 acres on the west side of Preston Road, north of US 380. The
multifamily density is 21 units per acre.
6.Planned Development-94 (WestSide) permits a maximum of 480 urban-style units within 23 acres on the east side of FM 1385, north of US 380. The construction of
multifamily units is dependent on the development of non-residential uses in this PD –refer to PD-94.
7.Planned Development-98 (Alders at Prosper) permits a maximum of 188 age-restricted units within 11 acres west of Mahard Parkway, north of US 380 and allows for 18
units per acre.
8.Planned Development-106 (Downtown Loft Apartments) permits a maximum of 330 urban -style units within 9 acres east of BNSF Railroad, north of Fifth Street this
allows for 34 units per acre.
9.Planned Development -107 (Ladera) –Age restricted detached single-family dwellings on a single lot. The development is classified as multi-family.
Updated 06/30/2022
6. 480 MF Units
(23 Acres)
21 Units/Acre
7. 188 Age Restricted
MF Units
(11 Acres)
18 Units/Acre
8.330 Urban Style
MF Units
34 Units/Acre
9.245 Age Restricted
MF/TH Units
Under Construction
4 Units/Acre
71
Item 3.
Project Number Status Number of Units
1. Orion, WSR, Downtown Existing 948 Units
2. (PD-35)Entitled 420 Units
3. (Brookhollow)Under Construction 300 Units
4. (Prosper West)Entitled 2,986 Units
5. (Gates of Prosper)Under Construction 600 Units
6. (Westside)Entitled 243 Units
7. (Alders at Prosper)Under Construction 188 Units
8. (Downtown Lofts Apt)Under Construction 330 Units
9. (Ladera)Under Construction 245 Units
Total
Number of
Units
Senior Living Existing MF Entitled MF Under
Construction
MF
Number of
Units
6,174 Units 433 Units 948 Units 3,563 Units 1,663 Units
Updated 3/30/202372
Item 3.
36 Comprehensive Plan
Town of Prosper
COMMUNITY CHARACTER
Land Use Concepts
Mixed-Use
Mixed-use refers to a development style that
combines a mix of land uses within one defined
zoning district. For example, residential, retail,
restaurants, office and public uses may be
allowed in the same building, same lot, same
tract, block or zoning district. Benefits of
mixed-use development include:
• Flexibility of building spaces over time;
• Long term viability of commercial
districts;
• Providing higher quality high density
residences;
• Inclusion of public facilities;
• Reduction in the frequency of vehicular
trips; and
• Minimizing land consumption.
Mixed-use developments are defined by their
design—building orientation, roadway
configuration and amenities such as shade
trees, benches and lighting create a safe
environment that is conducive for walking.
Intentional integration of diverse land uses
within one localized area creates a lifestyle
option where a person can perform many of
their daily needs and recreational desires within
a short distance of home. Such environments
are particularly attractive to young
professionals, young couples and empty
nesters.
Mixed-uses are typically either horizontal or
vertical in nature. Horizontal mixed-uses
involve retail, office and residential all located
within one defined area, but within separate
buildings. Vertical mixed-use developments
would include any combination of retail, office
and residential within the same building. A
common example of vertical mixed-use is
residential lofts and apartments above street-
level retail and office space.
General Guidelines
• Reduced Setbacks: bring building
facades closer to the street.
• Central Gathering Space or Focal
Point: Create an identity through
public space.
• Pedestrian Orientation: Facilitate
the pedestrian experience through
quality urban design. Ensure
access and connectivity to adjacent
neighborhoods.
• Architecture: moldings, spires,
canopies, balconies and building
locations all create a sense of
identity and contribute to the
experience.
• Strategic Parking: utilize shared
parking, on-street parking, parking
behind buildings and structured
parking.
• Connectivity: mixed use areas
should be tied in to adjacent
residential development.
73
Item 3.
37 Town of Prosper, TX
Comprehensive Plan
COMMUNITY CHARACTER
What does mixed-use development look like in Prosper? We asked the community in a public
Visual Character Survey. The highest rated mixed-use pictures are shown below.
Past planning efforts, including the Town’s previous comprehensive plan, have indicated that the most
opportunistic location for a Town Center, a large mixed-use district, would be the area roughly
bounded by First Street to the north, Highway 380 to the south, BNSF Railroad to the west and Preston
Road to the east. This area is currently identified as a planned development by the Town’s zoning
ordinance.
Within Prosper, mixed-use areas may be appropriate along the Dallas North Tollway, Highway 380,
Town Center and Old Town districts, as shown below.
74
Item 3.
38 Comprehensive Plan
Town of Prosper
COMMUNITY CHARACTER
Horizontal and Vertical Mixed-Use
Development
Mixed-use developments that include a range
of land uses incorporated within the same
building, but typically at different levels, are
referred to as vertical mixed-use developments.
Common examples of vertical integration
include apartments and lofts over ground level
retail and office uses. Examples of vertical
mixed-use developments are Shops at Legacy in
Plano, Watters Creek in Allen and the West
Village/State-Thomas areas of Dallas. Vertical
mixed-use development was preferred by
Prosper residents.
Horizontal mixed-use development is
representative of a mixture of uses within close
proximity to each other, but not necessarily
within the same building. Horizontal mixed-use
developments typically include residential uses
along the periphery of the larger development
area, separate from a more intense retail and
office core. An example of horizontal mixed-
use development is Southlake Town Center.
The central area of the Town Center includes
retail and office uses with residential
townhomes located on the periphery of the
development, primarily on the east side.
Two factors considered when determining
whether vertical or horizontal integration
should be utilized are land availability and land
value. In more intense areas of development,
land values are typically higher and land
availability may be significantly less. In such
locations, vertical integration, and higher
densities (up to 5 stories), would be most
appropriate. In Prosper, vertical integration of
mixed uses will likely occur within the Dallas
North Tollway and Town Center districts.
Horizontal mixed-use integration typically
occurs where land availability and value can
accommodate an overall lower density. Here,
1-3 story retail and office may be surrounded by
townhomes, patio homes, multi-unit homes and
other less intense uses. In Prosper, horizontal
mixed uses will likely occur within the Highway
380 and Town Center districts.
Vertical Mixed-Use
• Characteristics
o Multiple uses within the same building
o Live-above lofts and apartments
o More urban in nature
o 4-5 story height for buildings with
residential uses located above the first
floor
o Structured Parking
• Considerations
o Consume less land
o Land value (density to maximize value)
o Higher density (typically more urban )
Vertical Mixed-Use
Horizontal Mixed-Use
• Characteristics
o Multiple uses within a planned areas,
but not necessarily within the same
building
o 1-3 story heights/lower density nature
o Areas of apartments, townhomes,
brown stones, patio homes and multi-
unit homes around the periphery,
buffering low-density neighborhoods.
o Structured parking or rear parking/rear
entry garages
• Considerations
o Consume more land
o With buffering, may be located near
residential areas along HWY 380
Horizontal Mixed-Use
75
Item 3.
27 Town of Prosper, TX
Comprehensive Plan
COMMUNITY CHARACTER
Land Use Types
Residential Low Density
This land use is indicative of large-lot single-
family homes. Typically speaking, lot sizes
within any low density development will range
between 15,000 square feet and 1+ acre in size.
While a variety of lot sizes may be used, the
total gross density of low density residential
neighborhoods should not exceed 1.6 dwelling
units per acre. Large-lot homes will provide a
continuation of the rural atmosphere and feel
that was intensely expressed by Prosper’s
residents. Most low density residential areas
will be located in Northwest and Northeast
Prosper.
Residential Medium Density
Medium density residential is also
representative of single family detached
dwelling units. Lot sizes in medium density
residential neighborhoods could range between
12,500 and 20,000 square feet in size. A
variation in lot sizes may be permitted to
achieve a goal range in density. While a variety
of lot sizes may be used within medium density
residential neighborhoods, the gross density of
such developments will typically not be less
than 1.6 dwelling units per acre or greater than
2.5 dwelling units per acre.
76
Item 3.
28 Comprehensive Plan
Town of Prosper
COMMUNITY CHARACTER
Residential High Density
High density residential represents the most
intense residential land uses permitted in
Prosper. High density single family uses will
consist of developments greater than 2.5
dwelling units per acre and lot sizes smaller
than 10,000 square feet. Within Prosper, the
high-density residential district is reflective of
the Artesia development, where single family
residential lot sizes and dwelling units per acre
will be substantially higher than the rest of the
community. High density residential may be
located within the Dallas North Tollway,
Highway 380, Town Center and Old Town
Districts. In such areas, high density residential
may take the form of multifamily or single
family attached dwelling units and may include
mixed-use lofts/apartments, patio homes,
snout houses, brownstones and townhomes.
Retail and Neighborhood Services
Neighborhood services typically include retail
establishments that provide merchandise for
retail sale, banks, neighborhood office and
small medical offices. Retail uses are
particularly important because they contribute
to Prosper’s tax base through both property
and sales taxes, making their inclusion
attractive and often times competitive. Within
Prosper, neighborhood service uses will likely
occur at major intersections along the Dallas
North Tollway, Highway 380 and Preston Road
corridors. Neighborhood service uses should
also be strategically placed along the Town’s
perimeter in order to attract patrons from
neighboring communities, enhancing sales tax
revenue opportunities. The majority of
neighborhood service activity within Prosper
will likely be included within the Dallas North
Tollway, Highway 380, Town Center and Old
Town districts.
77
Item 3.
29 Town of Prosper, TX
Comprehensive Plan
COMMUNITY CHARACTER
Dallas North Tollway District
The Dallas North Tollway district will consist of
the most intense land uses within Prosper. A
diverse mixture of office, retail and residential
will likely develop along the corridor. Mid-rise
office (up to 12 stories) may be permitted
throughout the corridor. Office buildings
should be designed for a “campus feel”—they
should be oriented towards common public
space with significant landscaping and should
be linked by a pedestrian network. A common
architectural theme should also be established
for a consistent visual appearance. Mixed-use
development should be encouraged and should
contain a mixture of office, retail and residential
uses. Mixed-use lofts/apartments would be the
most appropriate residential use within this
district. Structured parking should be
encouraged in more intense areas to limit the
presence and visibility of large parking lots.
Structured parking should be oriented in a way
that minimizes visibility from the Tollway.
Highway 380 District
Much like the Dallas North Tollway district, the
Highway 380 district will contain a variety of
different uses. The major contrast between
Highway 380 and other districts will be the
inclusion of a big box development and
commercial service uses. Types of appropriate
commercial include hotels, banks, vehicle
refilling stations with a convenience store,
home service centers with outside storage,
garden center with outside storage and other
similar uses which serve the community but are
not necessarily desired on Preston Road or
within the Dallas North Tollway corridor.
Residential land uses may be appropriate within
certain areas, particularly away from major
intersections where retail and commercial will
be the highest and best land use. Residential
land uses may include patio homes, snout
houses, townhomes and brownstones. These
residential areas may serve as a buffer between
more intense activity along Highway 380 and
low density residential areas to the north.
78
Item 3.
30 Comprehensive Plan
Town of Prosper
COMMUNITY CHARACTER
Town Center District
The Town Center district is a continuation of the
area defined by previous planning efforts as a
future location for a large scale mixed-use
development. The Town Center would include
a mixture of land uses but development will be
less intense than that located along Highway
380 and the Dallas North Tollway. Retail, small
scale office, and residential uses would be
included within this district, but the primary
intent should be focused on dining and
shopping. Public space should be a major
component of this area, creating space for
families and residents of Prosper to meet and
socialize. Open space located within the Town
Center could be used for community events,
festivals and school events. Urban design
should accommodate the pedestrian while
providing automobile access and discreet
parking. Residential uses may include mixed-
use lofts/apartments, patio homes, townhomes
and brownstones. Areas of single family
residential may also be permitted, particularly
on the northern side where the development
abuts the Old Town district.
Old Town District
The Old Town district is the heart of Prosper.
This historic area of the community is intended
to include a variety of boutique type land uses,
ranging from unique and local retail
establishments, restaurants and offices. Many
of the historic homes within the Old Town
district, particularly areas along First Street and
Broadway, may gradually convert to boutique
office and retail establishments. The most
opportunistic possibility for a transit stop, if
desired by future residents, would be within the
Old Town district, which could facilitate
redevelopment of the downtown area. If this
occurs, high density residential options, such as
live-above lofts/apartments, may be
considered. The historic past of the community
should be preserved. The community’s
beginnings as a farm community in rural Collin
County are part of what defines Prosper, and
these attributes should be preserved as new
infill development occurs.
79
Item 3.
31 Town of Prosper, TX
Comprehensive Plan
COMMUNITY CHARACTER
Business Park
A Business Park district, located to the west of
the BNSF Railroad between Prosper Trial and
First Street, will include a variety of potential
land uses including light industrial, commercial
warehousing, office storage and commercial
uses with outside storage. While outside
storage will likely occur and be necessary within
this district, significant effort should be placed
on the visual integrity of the district, particularly
when located in higher visibility areas. When
such uses abut roadways, larger landscape
setbacks, such as 40 feet setbacks, that include
berms and evergreen shrubs/trees should be
used to protect the visual integrity of roadways
and the public view. All outside storage should
also be screened from public view and from
adjacent properties. The location of the BNSF
railroad and close proximity to the Dallas North
Tollway provide the Business Park with
significant accessibility. Uses located along First
Street, Prosper Trail and other perimeter areas
should incorporate a higher degree of
landscaping and architectural design in order to
protect the visual integrity of Prosper’s
roadways.
80
Item 3.
APPENDIX
0
EXHIBIT ONE:
DALLAS NORTH TOLLWAY
DESIGN GUIDELINES
81
Item 3.
Adopted. 1-25-22
1
Dallas North Tollway District
Design Guidelines
January 25, 2022
82
Item 3.
Adopted. 1-25-22
2
A. Intent and Purpose
The Dallas North Tollway is a primary thoroughfare within the Town of Prosper and one of the most
heavily traveled roadways in North Texas. It is recognized that the Dallas North Tollway will serve as a
significant opportunity for economic development and a sustainable tax base for the Town. The
Comprehensive Plan identified the Dallas North Tollway as a future location for the Town’s most intense
land uses.
The purpose of these design guidelines is to provide direction on land use and design for future
development that the Town of Prosper envisions on the Dallas North Tollway. Design guidelines define
the qualities of building and site design that make successful projects and are tools for guiding projects
to positive development outcomes. These guidelines will help to elevate the community’s expectations
for the built environment in the Tollway District. They provide a series of design and land use
statements that explain the desired development elements and qualities that will shape the future of
the Dallas North Tollway.
This document is a tool that should be utilized when guiding applications for new zoning or change of
zoning of parcels located in the Dallas North Tollway District. It is the goal that the statements within
this document will help shape development plans that are part of zoning applications and/or become
part of development agreements for approved zone changes. These guidelines will communicate Town
expectations to property owners when formulating development plans for proposed projects. The
guidelines will provide a framework of land use and designs that will ensure projects are compatible
with the goals of the Town for the Tollway.
These guidelines are not zoning requirements, rather, they offer flexibility allowing for project creativity,
imagination and innovation while encouraging careful and thoughtful land use and design choices that
promote high quality and sustainable developments. The anticipated outcome is that these guidelines
will result in a vibrant community along the Tollway that is a welcoming and attractive place for people
to live, work, play and visit.
This document is a tool that should be utilized when guiding applications for new zoning or change of
zoning of parcels located in the Dallas North Tollway District. It is the goal that the statements within
this document will help shape development plans that are part of zoning applications and/or become
part of development agreements for approved zone changes.
B. General Description
The design guidelines shall apply to future development proposals located within the area as designated
on Exhibit One, also known as the Dallas North Tollway District. This area consists of the entire length of
the Dallas North Tollway in a north and south direction and approximately one-thousand (1,000) feet
east and west of the Tollway. Where the one-thousand (1,000) foot extent ends at a point that is within
a boundary of a Planned Development as identified on the Town’s Zoning Map, the boundary line for
the District may be extended beyond 1,000 feet to include the entirety of the Planned Development (See
Exhibit One).
C. Tollway Sub-districts
83
Item 3.
Adopted. 1-25-22
3
Go to Exhibits 2-5 for boundary maps of the subdistricts
The Tollway Design District is divided into three sub-districts. The east and west boundaries of the
subdistricts are as identified on Exhibits Two, Three and Four. The northern and southern boundaries of
the subdistricts are as follows:
1. U.S. 380 Gateway
The boundary of the U.S. 380 Gateway sub-district extends from U.S. Highway 380 to First
Street.
2. Frontier Parkway Gateway
On the east side of the Dallas North Tollway, the boundary extends from Frontier Parkway and
down to the southerly property line of Planned Development 69. On the west side of the
Tollway the gateway area extends from Frontier Parkway in the north to Prosper Trail in the
south.
3. Neighborhood Services and Retail sub-district
On the east side of the Dallas North Tollway, the Neighborhood Services and Retail sub-district
extends from the southerly boundary of PD 69 in the north down to W. First Street. On the west
side of the Tollway, this sub-district extends from Prosper Trail in the north to First Street in the
south.
D. Tollway Sub-District Requirements
1. U.S. 380 Gateway
a. On the Dallas North Tollway and U.S. 380, the minimum front yard is fifty (50) feet and shall
include a thirty (30) foot landscape buffer.
b. No parking or drive aisles may occur in the landscape buffer.
c. A maximum of two rows of parking in the front of the building.
d. Minimum building height shall be two (2) stories or forty (40) feet. If the building contains a
use(s) as described in Section E, Permitted Uses, the building height can be a one (1) story
building with a minimum of twenty (20) feet in height.
2. Frontier Parkway Gateway
a. On the Dallas North Tollway and Frontier Parkway, the minimum front yard is fifty (50) feet and
shall include a thirty (30) foot landscape buffer.
b. No parking or drive aisles may occur in the landscape buffer.
c. A maximum of two rows of parking in the front of the building.
d. Minimum building height shall be two (2) stories or forty (40) feet. If the building contains a
use(s) as described in Section E, Permitted Uses, the building height can be a one (1) story
building with a minimum of twenty (20) ft in height.
84
Item 3.
Adopted. 1-25-22
4
3. Neighborhood Services and Retail sub-district
a. On the Dallas North Tollway, the minimum front yard setback shall be thirty (30) feet.
Landscape buffer requirements shall be in accordance with Section M-Landscaping of these
guidelines.
b. No parking or drive aisles may occur in the landscape buffer.
c. A maximum of one row of parking in the front of the building.
d. Minimum building height shall be one (1) story.
e. The Neighborhood Services and Retail subdistrict is adjacent to existing residential
neighborhoods. For context sensitivity in development, the maximum building heights shall be
as follows:
On the east side of the sub-district (east side of the Tollway), the maximum
building height shall be two (2) stories from the southerly boundary of PD 69 in
the north down to Prosper Trail in the south. From Prosper Trail to W. First
Street, the maximum building height shall be three (3) stories with a maximum
of eight (8) stories permitted within the first five-hundred (500) feet of the
Tollway for Business Establishments as identified in Section F, "Business
Establishments Pursuant to the Town's Vision."
i. On the west side of the sub-district (west side of the Tollway from Prosper Trail
to W. First Street), the maximum building height shall be two (2) stories with a
maximum of eight (8) stories permitted within the first fiver-hundred (500) feet
of the Tollway for Business Establishments as identified in Section F, "Business
Establishments Pursuant to the Town's Vision."
E. Permitted Business Establishments
The following business establishments shall be permitted in the Dallas North Tollway District.
Businesses followed by an “S” are only permitted upon approval of a Specific Use Permit. Businesses
followed by a “C” are permitted subject to the Conditional Development Standards as outlined in
Section 1.4 of Section 1 of Chapter 3 of the Zoning Ordinance. Certain businesses permitted subject to
the Conditional Development Standards may also require approval of a Specific Use Permit.
Schedule of Permitted Business Establishments for the Dallas North Tollway
District
Administrative, Medical, Insurance or Professional Office
Antique Shop
Automobile Paid Parking Lot/Garage
Automobile Parking Lot/Garage
Bank, Savings and Loan, or Credit Union
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Beauty Salon/Barber Shop as an Incidental Use
Big Box (S)
Building Material and Hardware Sales, Major (S)
Business Service
Catering Business
Child Care Center, Incidental (Care of Children of Employees in the Building)
Civic/Convention Center
College, University, Trade, or Private Boarding School
Commercial Amusement, Indoor (S)
Farm, Ranch, Stable, Garden, or Orchard
Food Truck Park (C)
Furniture, Home Furnishings and Appliance Store
Governmental Office
Gymnastics/Dance Studio (S)
Health/Fitness Center (S)
Helistop (S)
Hospital
Hotel, Full Service (C)
Hotel, Limited Service (C)
Hotel, Residence/Extended Stay (C)
House of Worship
Massage Therapy, Licensed as an Incidental Use
Meeting/Banquet/Reception Facility (S)
Mobile Food Vendor (S)
Multifamily (S)
Municipal Uses Operated by the Town of Prosper
Museum/Art Gallery
Outdoor Merchandise Display, Temporary
Park or Playground
Print Shop, Minor
Private Club (C)
Private Utility, Other Than Listed
Research and Development Center (S)
Restaurant without Drive-thru or Drive-in Service (C)
Restaurant with Drive-thru Service (S)
Retail Stores and Shops
Retail/Service Incidental Use
School, Private or Parochial
School, Public
Telephone Exchange
Temporary Buildings for Churches, Public Schools and Governmental Agencies (S)
Theater, Neighborhood
Theater, Regional
Veterinarian Clinic and/or Kennel, Indoor (S)
Winery (enclosed operations)
Wireless Communications and Support Structures (Cell Tower) (S)
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Grocery Stores with Gas Pumps
Through a Planned Development process, the Town Council may permit a big box grocery store with gas
pumps. If permitted, gas pump area shall follow the following guidelines:
• There shall be a minimum of a 15 ft landscape buffer to screen the pumps from the street
edge.
• The site design for projects located at street corners should provide special landscape
treatment at street intersection to emphasize the corner.
• The use of mature trees is encouraged to provide an immediate impact especially when used
in buffering adjacent uses.
• All display items for sale should occur within the main building or within designated areas that
are screened from public streets.
• The design of pump islands and canopy should be architecturally integrated with other
structures on-site using similar colors, materials and architectural detailing. All signage should
be architecturally integrated with their surroundings in terms of size, shape and lighting so
that they do not visually compete with architecture of the building and design of the sight.
Restaurant, Drive-Thru Service
Where site conditions permit, drive-thru queuing lanes shall be designed so that the queuing wraps
behind the building instead of in front of the building. If the queue lane wraps in the front of the
building, the site shall provide for an ample amount of landscaping that will provide a buffer from the
public rights-of-way. There shall be a maximum of two drive-thru restaurants permitted for every 5
acres on a PD development plan. If a development plan is under 5 acres, one drive-thru shall be
permitted.
Multi-family Developments
The Town Council may permit a multi-family housing as part of a wholistic development that includes
a combination of businesses designed to create a live, work and play environment. These businesses
can be, but are not limited, retail, office, recreational, family-friend entertainment and/or restaurant
establishments. If multi-family housing is part of a development proposal that includes businesses
and/or amenities described in Section F. “Business Establishments Pursuant to the Town’s Vision”
increased density may be permitted. It is highly recommended that multi-family units be designed
with structure parking as opposed to surface parking.
F. Business Establishments Pursuant to the Town’s Vision
The Town Council envisions the Dallas North Tollway to be a place for not only employment centers, but
also for families. It is the desire to create an environment with amenities that will allow families to visit
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and enjoy. The following business establishments, as also included in the table of permitted businesses
above, are strongly encouraged.
• Museum/Art gallery
• Theatre
• Commercial amusement-Indoor
• Civic/Convention Center
• Hotel-Full Service
• Restaurants -Dine In with or without outdoor patio
• Developments are also strongly encouraged to include public open space, public gathering
places and public art, where feasible.
G. Discouraged Business Establishments
The following businesses are discouraged in the Dallas North Tollway District as they are not consistent
with the Town’s vision and goals for the corridor.
Discouraged Establishments for the Dallas North Tollway District
Artisan’s Workshop
Assisted Living Facility
Athletic Stadium or Field, Private
Athletic Stadium or Field, Public
Auto Parts Sales, Inside
Automobile Repair, Major (Paint & Body or Outdoor Storage)
Automobile Repair, Minor
Automobile Sales, Used
Automobile Sales/Leasing, New
Automobile Storage
Bed and Breakfast Inn
Body Art Facilities
business for drug paraphernalia sales;
Building Material and Hardware Sales, Minor
Cabinet/Upholstery Shop
Car Wash
Car Wash, Self-Serve
Cemetery or Mausoleum
Child Care Center, Licensed
Commercial Amusement, Outdoor
Community Center
Contractor’s Shop and/or Storage Yard
Convenience Store with Gas Pumps (located at two major thoroughfares)
Convenience Store without Gas Pumps
Credit access businesses**
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Day Care Center, Adult
Donation or Recycling Bin
Dry Cleaning, Major
Equipment and Machinery Sales and Rental, Major
Equipment and Machinery Sales and Rental, Minor
Fairgrounds/Exhibition Area
Farmer’s Market
Feed Store
Flea Market, Inside
Fraternal Organization, Lodge, Civic Club, Fraternity, or Sorority
Funeral Home (On-site Cremation Requires SUP)
Furniture Restoration
Gaming-oriented businesses (including slot machines)
General Manufacturing/Industrial Use Complying with Performance Standards
Golf Course and/or Country Club
Homebuilder Marketing Center
Indoor Gun Range
Laundromat
Limited Assembly and Manufacturing Use Complying with Performance
Standards
Locksmith/Security System Company
Machine Shop
Mini-Warehouse/Public Storage
Motorcycle Sales/Service
Nursery, Major (outside display)
Nursery, Minor (no outside display)
Office and Storage Area for Public/Private Utility
Office/Showroom
Office/Warehouse/Distribution Center
Open Storage
Outside Storage, Primary Use
Outside Storage, Incidental
Package Liquor Stores **
Pawn Shops
Pet Day Care
Print Shop, Major
Private Recreation Center
Recreational Vehicle Sales and Service, New/Used
Recreational Vehicle/Truck Parking Lot or Garage
Recycling Center
Recycling Collection Point
Rehabilitation Care Institution
Repair Service, Indoor
Restaurant, Drive In
School District Bus Yard
Sewage Treatment Plant/Pumping Station
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Sexually-oriented Businesses ***
Small Engine Repair Shop
Smoke/Vape Shops
Storage or Wholesale Warehouse
Taxidermist
Temporary Buildings for Private Enterprises
Trailer Rental
Transit Center
Truck Sales, Heavy Trucks
Used Furniture
Veterinarian Clinic and/or Kennel, Outdoor
*Credit access businesses, as defined in Texas Finance Code § 393.601, as amended, including but not
limited to payday lending businesses, “cash for title” lenders, and credit services businesses, as defined
in Texas Finance Code § 393.001, as amended.
**Package liquor stores, defined as any business entity that is required to obtain a Package Store Permit
from the Texas Alcoholic Beverage Commission for the off-premise consumption of alcohol.
***Sexual-oriented businesses, including but not limited to business entities whose primary purpose is
the sale of lewd merchandise.
H. The Gateways
The gateways are the entrances to the subject area that set the tone for the entire corridor. Gateways
provide a unique sense of identity, transition, and anticipation. They act as a transition from one space
to another and they identify the uniqueness that sets that space apart from another. Gateway
properties are prime locations for creating an image that leads visitors to form a positive attitude
toward a community even before they enter the main street of an area.
1. The gateways should be clearly identifiable to vehicular and pedestrian travelers.
a. Monument signage shall be used at major intersections to mark the arrival of specific areas or to
identify marquee development projects.
b. Entrances to marquee developments shall incorporate a generous amount of landscaping that is
diverse and colorful that provides texture and interest to the area.
c. Street banner signs and wayfinding signage are also great ways to give a unique identity to a
location. It is important that there is uniformity in terms of sign and banner materials,
print/logos, and color. Signs should also complement and add to the positive experience for an
area.
2. Include Public Art in Gateway Areas to promote vitality and provide a unique sense of identity.
Art can be an expression of a collective community identity. It can celebrate what is unique about a
community and honor the past and present heritage. Art can include references to the Town’s
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geography, history, landmarks, ethnic and cultural diversity which can increase a sense of belonging
when people can associate themselves with a place.
a. Art should be integrated into the community fabric of the Tollway and should be used to mark
significant intersections of the Tollway.
b. Developers should incorporate artist into the design team from the inception of planning to
integrate works of art into their projects.
c. Stand-alone public art can also be used and does not necessarily have to be tied to a project.
Local artists should be used whenever possible.
I. Site Design and Building Placement
It is important that site design for development plans foster the creation of high-quality
architectural forms, scale, and pedestrian amenities. With the Tollway being one of the most
heavily traveled roadways through the Town, the site design needs to create an aesthetically
pleasing appearance on the Tollway for visitors and travelers.
1. The site design shall designate major entryways into a development with an entry feature that
includes assets such as landscaping, an entry monument, a sculpture, or a fountain(s).
2. The building's primary façade shall face the public road from which addressing is provided.
Where the building's primary façade is unable to be oriented parallel to the road from which it
is addressed due to site constraints or other factors, each façade which is clearly visible from a
public right-of-way or public area shall be designed with architectural treatments used for
primary façades.
3. Buildings shall have entrances oriented to the sidewalk for ease of pedestrian access and shall
be located in such a manner as to minimize conflicts between pedestrians and automobiles.
4. Corner lots: At key intersections, buildings located on corner lots should utilize variations in
building massing to emphasize street intersections as points of interest in the district.
5. Driveways, curb cuts, parking and internal roadway/traffic circulation shall be designed to
provide cross access so that uninterrupted vehicular access from parcel to parcel can be
achieved.
6. For streets with on-street parking, a build-to-line shall be required. A “build-to-line” is a line
parallel to a public or private street where the primary façade of a building must be built to.
a. Buildings with non-residential uses on the first floor shall be established at the
minimum front yard setback. The primary façade shall be continuous along block face
and at least 70% shall be located adjacent to the build-to-line.
7. All lighting standards shall be in accordance with the Town of Prosper Zoning Ordinance,
Chapter 3, Section 6, entitled, “Outdoor Lighting.”
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Parking Design Standards
The intent of this section is to design parking lots that provide access to commercial and office
developments, while minimizing the potential negative impact associated with expansive vistas of
unbroken concrete pavement along the Tollway. All requirements in accordance with Chapter 4,
Section 4 entitled, “Parking, Circulation and Access,” in the Town of Prosper Zoning Ordinance shall be
followed.
1. The majority of off-street parking for new developments within the Tollway district shall be
provided on the side or rear of the primary building.
2. Parking maximums between the building and the street are in accordance with the
requirements of the subdistrict requirements in Section D, above.
3. Shared parking agreements for adjacent properties are acceptable where they include a
business pursuant to the Town’s vision as identified above in Section F and there is a written
agreement between the property owners that clearly stipulates the terms of the joint use of the
parking spaces and that such spaces are committed and available to the respective users on a
non-conflicting basis.
4. Up to thirty (30) percent of the parking spaces required may be waived for a theatre or other
place of evening dining and entertainment (after 6:00pm), and if used jointly by banks, offices
and similar uses not normally open or operated during the evening hours.
5. Parking garages shall be located behind or to the side of the primary building. If a parking
garage fronts on a public street, it shall have an architecturally finished façade facing the
street(s), complementary to the surrounding buildings. Street front openings in parking
structures should not exceed 55 percent of the façade area. This percentage excludes the top
floor if the garage is unroofed. Where possible, the narrower façade of the parking garage
should be oriented to the street in order to minimize the visual impact of the structure on the
public right-of-way and pedestrian paths.
J. Residential Neighborhoods
Buffering existing neighborhoods through compatibility standards serves to integrate the existing
neighborhoods into the community fabric and respects their essential value.
1. Commercial developments shall be planned to minimize increased use of adjacent
neighborhood streets. Vehicular access to new development and parking requirements shall
minimize the impact on neighborhood traffic flow and avoid major disturbances to the
neighborhood character. Projects with frontage on a neighborhood street should limit public
access from that street and limit business associated parking on that street to avoid significantly
altering the residential character.
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2. Buildings located within 150 feet of single-family zoned properties shall not exceed two (2) stories,
and no greater than 40 feet in height.
3. Buildings which exceed two (2) stories or 40 feet, shall have an additional setback from single
family zoned properties at the rate of one foot of setback, beyond the aforementioned 150 feet,
for each additional foot of building exceeding two (2) stories and 40 feet.
4. When a new project is proposed, it is vital that communications occur with existing
neighborhoods in proximity to the project site. This should be strongly encouraged.
5. Existing residential neighborhoods shall be buffered from the new Tollway development by
open space and/or a linear network of greenways. Pedestrian and bicycle pathways can also be
integrated to transform the buffer area into a passive recreational amenity while providing a
low-intensity transitional use adjacent to the non-residential Tollway development. The Town
of Prosper Bike and Trail Master Plan should be referenced in making decisions regarding
locations of greenways, pedestrian and bicycle pathways.
K. Building Design
All building architecture and design shall be in accordance with the standards as identified in the Town
of Prosper Zoning Ordinance Chapter 3, Section 8, entitled, “Non-Residential Design and Development.”
1. Building the Pedestrian Realm
It is important that the materials and construction of streetscapes and buildings at the lower floors
provide a level of detail and quality which creates a pedestrian-friendly environment that is warm and
inviting.
a. Ground floor facades facing the Dallas North Tollway and any intersecting thoroughfare must
incorporate articulated entry areas, arcades, display windows, awnings, or other architectural
variety features along no less than sixty percent (60%) of the facade. The entrance or entrances
on all buildings shall be defined with strong architectural features.
b. Storefronts on facade treatments that span multiple tenants shall use architecturally compatible
materials, colors, details, awnings signage, and lighting fixtures. Retail ground floors shall have
windows covering a minimum of 60% of the major street fronting facade(s). Other ground level
uses shall have facade treatments appropriate to such uses(s).
2. Building Entrances
The design and location of building entrances in the Tollway District are important to help define the
pedestrian environment and create retail-friendly environments.
1. Entrances should be easily identifiable as primary points of access to buildings. Building entrances
may be defined and articulated by architectural elements such as lintels, pediments, pilasters,
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columns, porticos, porches, overhangs, railings, balustrades, and others, as appropriate. All building
elements for entryways shall be compatible with the architectural style, materials, colors, and
details of the building as a whole.
L. Service Equipment Areas
1. Loading docks, truck parking, trash collection, dumpsters, and other service functions shall be
incorporated into the overall design of the building or placed behind or on the side of a building
and screened to not be seen from the rights-of-way. On corner lots, these areas shall be located
behind the buildings.
2. Roofs shall be designed and constructed in such a way that they acknowledge their visibility
from other buildings and from the street. Rooftop mechanical equipment shall be adequately
screened with durable material that is architecturally compatible with the building design.
3. All other requirements as identified in the Zoning Ordinance in Chapter 4, Section 5, entitled,
“Screening, Fences and Walls,” shall be followed.
M. Landscaping Standards
In addition to the requirements as described below, all other requirements as identified in the Town of
Prosper Zoning Ordinance, Chapter 4, Section 2, entitled, “Landscaping,” shall be adhered to.
1. A landscaped area consisting of living trees, turf, or other living ground cover and being at least
thirty (30) feet in width measured from the property line interior to the property shall be provided
adjacent to and outside of the right-of-way on all properties adjacent to the Dallas North Tollway, F.M.
1461, and US Hwy 380.
a. One (1) large tree, four (4) inch caliper minimum (at the time of planting) per twenty-five (25)
feet of linear roadway frontage shall be planted within the required landscaped area.
b. The trees may be planted in groups with appropriate spacing for species.
c. Shrub plantings shall be provided at a minimum rate of 22 shrub plantings per thirty (30) linear
feet which shall be a minimum of five (5) gallon shrubs (at the time of planting).
d. Parking abutting the landscaped area will be screened from the adjacent roadway. The required
screening may be with shrubs or earthen berms.
e. During the review of development proposals, the Town Council may also require additional
landscaping features such as berms or hardscape elements for enhanced beautification of the
Tollway District.
2. A landscaped area consisting of living trees, turf, or other living ground cover and being at least
twenty-five (25) feet in width measured from the property line interior to the property shall be
provided adjacent to and outside of the right-of-way on all properties adjacent to a minor
thoroughfare as defined by the Town of Prosper Thoroughfare and Circulation Design Standards.
a. One (1) large tree, four (4) inch caliper minimum (at the time of planting) per thirty (30) feet of
linear roadway frontage shall be planted within the required landscaped area.
b. The trees may be planted in groups with appropriate spacing for species.
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c. Shrub plantings shall be provided at a minimum rate of 20 ten (10) gallon shrubs per thirty (30)
linear feet.
d. Parking abutting the landscaped area will be screened from the adjacent roadway. The required
screening may be with shrubs or earthen berms.
e. During the review of development proposals, the Town Council may also require additional
landscaping features such as berms or hardscape elements for enhanced beautification of the
Tollway District.
3. Additional Requirements: For big box retail and grocery stores, one (1) additional tree planted for
each one-hundred (100) linear feet of lot frontage. The trees shall be a minimum of 4" caliper and
may be placed in planters.
N. Pedestrian Connectivity and Amenities
1. A minimum six (6) foot wide, paved pedestrian sidewalk shall connect the perimeter sidewalk to
the building entry, if the building is set back from the perimeter sidewalk. This connecting
sidewalk shall be handicapped accessible.
2. Sidewalks must be a minimum width of ten (10) feet wide adjacent to any four-lane or six-lane
roadway. All other roadway adjacencies must have sidewalks of least 6 ft.
3. Large sites should create a pedestrian pathway system that links all buildings, parking areas
and open spaces utilizing the pedestrian pathways that will connect to any nearby public
sidewalks.
a. Linkages between the uses and the parking areas will also encourage activity at the
pedestrian level and provide safety for the pedestrians. Pedestrian crosswalks shall be
clearly marked and provided at all key street intersections.
4. Pedestrian pathways shall also be designed for the pedestrian’s comfort. Shade trees shall be
provided along pedestrian pathways to provide a comfortable walk, which will encourage
people to use sidewalks and pathways.
5. Overhead covers shall extend from the sides of buildings that have adjacent sidewalks, offering
adequate protection from the sun and rain.
a. Overhead protection should be located a minimum of 9 to 14 feet and projections may
take the form of retractable or non-retractable awnings, or fixed non-fabric projected
covers.
6. Streetscape amenities such as benches, trash receptacles, planters, bike racks and pedestrian-
scale lighting support the public domain and will promote the use and vitality of pedestrian and
bicycle pathways. The use of the amenities shall be encouraged, where applicable.
7. Amenities shall be placed in such locations as to not block pedestrian or emergency access.
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8. A continuous pedestrian/bicycle route shall be constructed throughout the Tollway District.
Locations of bike and trail connections as identified in the Town’s Hike and Bike Trail Master
Plan shall be considered in making development decisions.
9. This section supplements and does not replace any existing town requirement for sidewalk
construction. All town ordinances and engineering requirements shall be adhered to.
O. Public Parks and Open Spaces
Publicly accessible parks and open space organize and reinforce neighborhood structure. They offer a
wide variety of passive and active recreational experiences ranging in size and type, but together, they
create an integrated system enhancing livability, natural appearance, and ecological values while
providing gathering places and interaction opportunities for the community.
1. Public parks and open spaces shall be visible and easily accessible from public areas such as
building entrances and adjacent streets and sidewalks.
2. Within these parks, ample seating shall be provided, including walls, ledges, and other raised
surfaces which can serve a similar purpose.
3. Active uses such as retail, cafes, restaurants, higher density residential and office uses which
provide pedestrian traffic should be considered as appropriate uses to line parks and open
spaces.
4. Development plans shall take the goals and objectives of the Town’s Bike and Trail Master Plan
into consideration when planning for new parks and open space amenities.
P. Signage
1. A comprehensive sign package shall be developed for each project and shall be approved by the
Planning & Zoning Commission and Town Council.
2. The immediate area around a monument sign shall be landscaped with plantings of an
appropriate height not to block or obscure the sign.
3. Signage shall enhance the pedestrian character of the districts by providing signs that are
pedestrian in scale and located so as to be legible from the sidewalks.
4. Businesses are encouraged to create individually styled signage that distinguishes their
establishment. However, multi-tenant developments shall have signage that is uniform in style,
type, material and lighting.
5. Directory signs may be provided to help direct the public to different businesses and services in
the Gateway sub-districts. These may be provided at prominent locations in the sub-districts.
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6. Signs may be lit by external light sources as long as such sources are not visually intrusive as
determined with the project's comprehensive sign package.
Q. Incentives
To encourage development in the Dallas North Tollway District consistent with these Design Guidelines,
economic development incentives may be considered by the Town Council in its sole discretion on a
project-by-project basis and may include one or more economic development incentives authorized by
state law or Town ordinances, as amended.
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EXHIBIT 1
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EXHIBIT 2
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EXHIBIT 3
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EXHIBIT 4
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EXHIBIT 5
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Item 3.
Dallas North Tollway Design Guidelines. New Planned Development
Dallas North Tollway Design Guidelines
Subdistrict Location
Frontier Parkway Gateway, Neighborhood Services and Retail, U.S 380 Gateway Frontier Parkway Gateway
Business Establishments
Permitted Business Establishments
All the uses being proposed conform to the DNTDG recommendations? 51 total uses
The applicant has majority
of the uses.
Business Establishments Pursuant to the Town’s Vision
Does the rezoning include the business establishments as envision by Town Council? 7 total uses
The PD includes majority of
the uses.
Discouraged Business Establishments
Does the rezoning include the discourage business establishements that are not consistent with the Town
Vision? 71 total uses
The PD excludes majority of
uses
Grocery Stores with Gas Pumps Not Applicable
There shall be a minimum of a 15 ft landscape buffer to screen the pumps from the street
edge Not Applicable
The site design for projects located at street corners should provide special landscape
treatment at street intersection to emphasize the corner.Not Applicable
The use of mature trees is encouraged to provide an immediate impact especially when used
in buffering adjacent uses.Not Applicable
All display items for sale should occur within the main building or within designated areas that
are screened from public streets. Not Applicable
The design of pump islands and canopy should be architecturally integrated with other
structures on-site using similar colors, materials and architectural detailing. All signage should
be architecturally integrated with their surroundings in terms of size, shape and lighting so
that they do not visually compete with architecture of the building and design of the sight.Not Applicable
Restaurant, Drive-Thru Service Not Applicable
Where site conditions permit, drive-thru queuing lanes shall be designed so that the queuing wraps
behind the building instead of in front of the building. If the queue lane wraps in the front of the
building, the site shall provide for an ample amount of landscaping that will provide a buffer from the
public rights-of-way. There shall be a maximum of two drive-thru restaurants permitted for every 5
acres on a PD development plan. If a development plan is under 5 acres, one drive-thru shall be
permitted.Not Applicable
Multi-family Developments
The Town Council may permit a multi-family housing as part of a wholistic development that includes
a combination of businesses designed to create a live, work and play environment. These businesses
can be, but are not limited, retail, office, recreational, family-friend entertainment and/or restaurant
establishments. If multi-family housing is part of a development proposal that includes businesses
and/or amenities described in Section F. “Business Establishments Pursuant to the Town’s Vision”
increased density may be permitted. It is highly recommended that multi-family units be designed
with structure parking as opposed to surface parking.
The PD is creating an
enviroment with multiple
uses.
Tollway Subdistrict Requirements
US. 380 Gateway Not Applicable
On the Dallas North Tollway and U.S. 380, the minimum front yard is fifty (50) feet and shall
include a thirty (30) foot landscape buffer. Not Applicable
No parking or drive aisles may occur in the landscape buffer. Not Applicable
A maximum of two rows of parking in the front of the building.Not Applicable
Minimum building height shall be two (2) stories or forty (40) feet. If the building contains a
use(s) as described in Section E, Permitted Uses, the building height can be a one (1) story
building with a minimum of twenty (20) feet in height. Not Applicable
Recomendations Not Applicable
Does the recommedations conformthe DNTDG for Gateway? Not Applicable
The gateways should be clearly identifiable to vehicular and pedestrian travelers. Not Applicable
Include Public Art in Gateway Areas to promote vitality and provide a unique sense of identity Not Applicable
Frontier Parkway Gateway
On the Dallas North Tollway and Frontier Parkway, the minimum front yard is fifty (50) feet and
shall include a thirty (30) foot landscape buffer.
The PD complies with
DNTDG
No parking or drive aisles may occur in the landscape buffer.
The PD complies with
DNTDG
A maximum of two rows of parking in the front of the building.
The PD complies with
DNTDG
Minimum building height shall be two (2) stories or forty (40) feet. If the building contains a
use(s) as described in Section E, Permitted Uses, the building height can be a one (1) story
building with a minimum of twenty (20) ft in height.
The PD is requiring 50% of
the building structure within
the highway district to be
built at least with 2 stories.
Neighborhood Services and Retail Not Applicable
On the Dallas North Tollway, the minimum front yard setback shall be thirty (30) feet.
Landscape buffer requirements shall be in accordance with Section M-Landscaping of these
guidelines. Not Applicable
No parking or drive aisles may occur in the landscape buffer. Not Applicable
A maximum of one row of parking in the front of the building Not Applicable
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Minimum building height shall be one (1) story. Not Applicable
On the east side of the sub-district (east side of the Tollway), the maximum
building height shall be two (2) stories from the southerly boundary of PD 69 in
the north down to Prosper Trail in the south. From Prosper Trail to W. First
Street, the maximum building height shall be three (3) stories with a maximum
of eight (8) stories permitted within the first five-hundred (500) feet of the
Tollway for Business Establishments as identified in Section F, "Business
Establishments Pursuant to the Town's Vision."Not Applicable
On the west side of the sub-district (west side of the Tollway from Prosper Trail
to W. First Street), the maximum building height shall be two (2) stories with a
maximum of eight (8) stories permitted within the first fiver-hundred (500) feet
of the Tollway for Business Establishments as identified in Section F, "Business
Establishments Pursuant to the Town's Vision." Not Applicable
Site Design and Building Placement
Does the zoning conform to the DNTDG site design and building placement for Gateway? PD complies majority
Parking Design Standards
Does the zoning conform to the the parking design standards within the DNTDG for the Gateway?PD Complies
Residential Neighborhoods
Does the zoning consider compatibility standards from the DNTDG?
The PD is providing a less
intense district to act as a
buffer.
Building Design
Does the zoning encourage building design from the DNTDG?PD Complies
Service Equipment Areas
Does the zoning incorporate standards regarding service equipment areas from the DNTDG? PD Complies
Pedestrian Connectivity and Amenities
Does the zoning incorporate standards regarding pedestrian connectivty and amenties from the DNTDG? PD Complies
Public Parks and Open Spaces
Does the zoning incorporate standards regarding public parks and open space from the DNTDG? PD Complies
Signage
Does the zoning conform to the signage requirements?
The PD will be a separate
process and will incoporate
sign requirements.
Landscaping Standards
Properties along Dallas North Tollway, F.M.
1461, and US Hwy 380.
A landscaped area consisting of living trees, turf, or other living ground cover and being at least
thirty (30) feet in width measured from the property line interior to the property shall be provided
adjacent to and outside of the right-of-way on all properties PD complies
One (1) large tree, four (4) inch caliper minimum (at the time of planting) per twenty-five (25)
feet of linear roadway frontage shall be planted within the required landscaped area. PD complies
The trees may be planted in groups with appropriate spacing for species. PD complies
Shrub plantings shall be provided at a minimum rate of 22 shrub plantings per thirty (30) linear
feet which shall be a minimum of five (5) gallon shrubs (at the time of planting). PD complies
Parking abutting the landscaped area will be screened from the adjacent roadway. The required
screening may be with shrubs or earthen berms.PD complies
Properties adjacent to a minor thoroughfare as defined by the Town of Prosper Thoroughfare and Circulation Design Standard
A landscaped area consisting of living trees, turf, or other living ground cover and being at least
twenty-five (25) feet in width measured from the property line interior to the property shall be
provided adjacent to and outside of the right-of-way on all properties
PD complies along
Shawnee
One (1) large tree, four (4) inch caliper minimum (at the time of planting) per thirty (30) feet of
linear roadway frontage shall be planted within the required landscaped area.PD complies
The trees may be planted in groups with appropriate spacing for species. PD complies
Shrub plantings shall be provided at a minimum rate of 20 ten (10) gallon shrubs per thirty (30)
linear feet. PD complies
Parking abutting the landscaped area will be screened from the adjacent roadway. The required
screening may be with shrubs or earthen berms.PD complies
Additional Requirements:
For big box retail and grocery stores, one (1) additional tree planted for
each one-hundred (100) linear feet of lot frontage. The trees shall be a minimum of 4" caliper and
may be placed in planters. Not Applicable
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PLANNED DEVELOPMENT NO. 119
EXHIBIT B—Planned Development Purpose and Intent:
This planned development is intended to provide for and encourage development that contains a
compatible mix of residential, office, and commercial uses within close proximity to each other, rather
than separating uses.
The use provisions define land uses and the siting and character of the improvements and structures
allowed on the land in a manner that encourages a balanced and sustainable mix of uses. These uses
may be combined either vertically in the same building, or horizontally in multiple buildings, or through
a combination of the two.
Additionally, the standards are intended to promote an efficient pedestrian-access network that
connects the nonresidential and residential uses. The planned development generally addresses the
physical relationship between development and adjacent properties, public streets, neighborhoods, and
the natural environment. This is accomplished by the following;
• Ensuring buildings relate appropriately to surrounding developments and streets which create
cohesive visual identity and attractive street scenes.
• Ensuring site design promotes efficient pedestrian and vehicle circulation patterns.
• Ensuring the creation of high-quality street and sidewalk environments that are supportive of
pedestrian mobility and that are appropriate to the roadway context.
• Ensuring large sites are developed in a manner that supports and encourages connectivity and
creates a cohesive visual identity and attractive street scene.
In order to implement this vision, the standards affecting development are intended to be consistent
with the overall goal. To accomplish this goal, the area has been subdivided into a series of sub-districts
with development restrictions that will be necessary to achieve their collective individuality.
The purpose of sub-district requirements is to define the character of new development within each
sub-district. They have been carefully designed to allow enough flexibility for creative building solutions,
while being prescriptive in areas necessary to preserve consistency throughout the development.
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EXHIBIT C—Sub-District Regulations:
Development Plans
Concept Plan:
A. The tract shall be developed in general accordance with the attached concept plan, set forth in
Exhibits D2, D3, and D4.
B. Development shall be phased such that fifty (50) percent of the townhomes in the
Neighborhood Sub-District will have certificates of occupancy prior to commencing work within
the Highway Sub-District. Further, Street Section D, as shown on Exhibit D.3, shall be built with
Block D, Lots 1 and 2.
C. Where conflicts may arise between Exhibit C and Exhibit D, Exhibit C shall govern.
Elevations:
A. The tract shall be developed in general accordance with the attached elevations, set forth in
Exhibits F.
Administrative:
A. The property owner’s association (POA) shall be approved by town staff.
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HIGHWAY SUB-DISTRICT
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HIGHWAY SUB-DISTRICT
Purpose & Intent
The purpose of the Highway Sub-District is to encourage the creation of a pedestrian-oriented, vertically
integrated, mixed-use, urban environment, providing shopping, employment, housing, business, and
personal services. This sub-district promotes an efficient, compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district; promoting a
functional and attractive community using urban design principles; and allowing developers flexibility in
land use and site design.
The Highway Sub-District is to be an area with a mixture of intense uses. Buildings are close to and
oriented toward the street. There is a connected street pattern, shared parking, and pedestrian
amenities.
Site Criteria
A. Size of Yards:
1. Minimum Front Yard
a. On Dallas North Tollway: Fifty (50) feet.
b. On all other streets: Ten (10) feet.
2. Minimum Side Yard: Zero (0) feet.
3. Minimum Rear Yard: Zero (0) feet.
B. Build-to-Line: On streets with on-street parking, a build-to-line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to-line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5’ of the build-to-line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15’ from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
C. Size of Lots:
1. Minimum Size of Lot Area: Twenty Thousand (20,000) square feet
2. Minimum Lot Width: Fifty (30) feet.
3. Minimum Lot Depth: Sixty (60) feet.
D. Maximum Lot Coverage: One hundred (100) percent.
E. Floor Area Ratio: Maximum 10.0:1.
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F. Housing: The following performance standards shall apply to residential development.
1. For the purposes of this Sub-District, Apartment and Condominiums shall be defined as
follows:
a. Apartments- a predominantly residential building in which each unit is leased by the
owner to an individual entity.
b. Condominiums- a predominantly residential building in which each unit is owned by
an individual entity.
2. The maximum density allowed shall be no more than eight hundred and thirty-five (835) units
within the Highway Sub-District.
a. Apartments shall utilize 75% of the allowable units.
i. there shall be a minimum of 50% and a maximum of 70% Studios and One-
Bedroom units.
ii. There shall be a minimum of 30% and a maximum of 50% Two and Three-
Bedroom units.
b. Condominiums shall utilize 25% of the allowable units.
i. there shall be a minimum of 50% and a maximum of 70% Studios and One-
Bedroom units.
ii. There shall be a minimum of 30% and a maximum of 50% Two and Three-
Bedroom units.
3. A minimum of 50% of the first-floor square footage of the Highway Subdistrict shall be used
for non-residential uses. A minimum of 30% of first-floor, non-residential uses, shall be for retail
use.
4. Apartment buildings shall have a setback of Two Hundred Fifty (250) feet from the Dallas
North Tollway (DNT).
G. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub-districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On-street parking and shared parking anywhere within the PD No. 119, including all sub-
districts, except for Townhome uses, may be counted towards meeting the off-street parking
requirement for any use within the sub-district.
4. Where on-street parking is provided, angled, as well as parallel parking shall be permitted as
depicted in exhibit D street sections.
5. Where on-street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
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6. When structured garages are provided, adequate access from public rights-of-way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane nor public roads.
11. Dead-end parking aisles are not permitted in surface parking lots.
12. In the case of mixed uses, parking spaces may be shared.
13. For all residential uses, the majority of parking shall be contained in a structured parking
garage.
H. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste
trash collection structures shall be designed to accommodate the Town’s current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
a. Public water meters shall be located within easements, outside of pavement,
and adjacent (within 2-5 feet) to Public & Emergency Access Easement or
dedicated fire lanes that include utility easements.
I. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets to the extent that
screening is allowed by utility providers.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened, at minimum, by a eight (8) foot high wall built with the same materials as
used for the principal building, or an otherwise approved solid masonry material. Trash
dumpsters shall have a metal gate or door equal in height or the height of the wall, which shall
generally always remain closed. Waste collection and loading area walls shall include shrubbery
as to screen walls from the public realm.
3. Where rooftop-mounted mechanical equipment is not screened from view at a point six feet
above ground level at the property line, alternative forms of screening are required, and may be
constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
J. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
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30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
K. Streets and Sight Triangles:
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
2. Root barriers shall be installed where street trees are planted within 5 feet of pavement
within Public & Emergency Access Easement.
Nothing contained herein shall vary or supersede public safety requirements of the Town of Prosper as
set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
L. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
Unless specifically identified in this Section, new developments shall comply with the landscape
standards established in the Town of Prosper Zoning Ordinance as of the date of adoption of this
ordinance or as amended.
1. Any non-structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on-
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on-street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development.
2. Permanent irrigation shall be provided for all required landscaping as follows:
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a. Irrigation lines for perimeter landscaping shall be placed a minimum of two and one-
half (2’-6”) feet from a town sidewalk or alley. Reduction of this requirement is subject
to review and approval by the Executive Director of Development and Community
Services.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
3. Drought tolerant and/or native plants from the Town’s approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on-street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights-of-way.
Building Criteria
The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Tri-partite Architecture: All multi-story, mixed use buildings shall be designed and constructed in
tri-partite architecture (having a distinct base, middle, and top) or an alternative, scale appropriate
architectural treatment.
B. Building Height
1. Maximum Building Height: Twelve (12) stories.
a. Architectural embellishments not intended for human occupancy that are integral to
the architectural style of the buildings, including spires, belfries, towers, cupolas,
domes, and roof forms whose area in plan is no greater than 23% of the first-floor
footprint may exceed the height limits by up to twenty (20) feet.
b. Mechanical equipment, including mechanical/elevator equipment penthouse
enclosures, ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire
sprinkler tanks, and other similar constructions may extend up to twenty (20) feet above
the actual building height, provided that: 1) they are setback from all exterior walls a
distance at least equal to the vertical dimension that such item(s) extend(s) above the
actual building height, or 2) the exterior wall and roof surfaces of such items that are set
back less than the vertical dimension above the actual building are to be constructed as
architecturally integral parts of the building facade(s) or as architectural embellishments
as described above. Mechanical equipment shall not be visible from the public right-of-
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way, measured at six (6) feet above finish grade at the Public & Emergency Access
Easement line.
2. Minimum Building Height: a minimum of fifty (50) percent of the Highway Subdistrict shall be
at minimum two (2) stories.
C. Building Materials:
1. Materials such as brick, natural and manufactured stone, stucco, metal panel system, curtain
wall and window wall glazing, and cementitious panel system shall be considered primary
materials. Primary materials shall comprise of at least seventy-five percent (75%) of each
elevation, exclusive of doors and windows.
2. Only primary building materials are allowed on the first floor with the exception of
cementitious panels, For purposes of this section, the first floor shall be at least nine (9) feet
high and, at minimum, 90% shall be constructed of masonry cladding.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
D. Window Areas:
1. For buildings which front on streets with on-street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
b. pink or gold glass shall be prohibited.
E. Building Entries:
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a functioning
Primary Entry from the sidewalk. Corner entries may count as a Primary Entry for both
intersecting street fronts.
F. Awnings, canopies, Arcades, & Overhangs:
1. Structural awnings are encouraged at the ground level to enhance articulation of the building
volumes.
2. The material of awnings and canopies shall be architectural materials that complement the
building.
3. Awnings shall not be internally illuminated.
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4. Canopies should not exceed one hundred (100) linear feet without a break of at least five (5)
feet.
5. Canopies and awnings shall respect the placement of street trees and lighting.
G. Building Articulation:
1. That portion of the building where retail or service uses take place on the first floor shall be
accentuated by including awnings or canopies, different building materials, or architectural
building features.
2.Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building facade. Design articulation should employ changes in volume and
plane. Architectural elements including projecting volumes, windows, balconies, loggias,
canopies, pediments, and moldings that break up the mass of the building are encouraged.
H. Above Grade Structured Parking:
1. Where parking garages are within views of public streets, openings in parking garages shall
not exceed 55% of the facade area. The portion of the parking garage that is visible from the
street shall have an architecturally finished facade compatible with the surrounding buildings.
2. It is the intent of this provision that the facades of surrounding buildings and the facades of
any parking structures within view of public streets shall be visually similar, with construction
materials being compatible.
3.Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
I. Projections into Setbacks and/or Rights-of-Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Dallas North Tollway; 2) such projections do not extend over the traveled portion of a
roadway; 3) the property owner has assumed liability related to such projections; 4) the property owner
shall maintain such projection in a safe and non-injurious manner; 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement.
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twenty-four (24) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
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3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
5. Below-grade footings approved in conjunction with building permits.
Permitted Uses
List of Permitted Uses: Uses followed by an -S- are permitted by Specific Use Permit. Uses followed by a
-C- are permitted subject to conditional development standards located in the Town’s Zoning Ordinance
as it exists or may be amended.
Accessory Building
Administrative, Medical, or Professional Office
Antenna and/or Antenna Support Structure, Commercial -S-
Antenna and/or Antenna Support Structure, Non-Commercial -S-
Antique Shop and Used Furniture
Assisted Care or Living Facility
Automobile Paid Parking Lot/Garage -S-
Automobile Parking Lot/Garage -S-
Bank, Savings and Loan, or Credit Union (without drive through)
Beauty Salon/Barber Shop
Business Service
Caretaker’s/Guard’s Residence
Civic/Convention Center
College, University, Trade, or Private Boarding School
Commercial Amusement, Indoor
Community Center
Convenience Store without Gas Pumps
Corporate Campus
Dance Hall
Day Care Center, Child -S-
Day Care Center -S-
Dry Cleaning
Farmer’s Market
Furniture, Home Furnishings and Appliance Store
Governmental Office
Gymnastics/Dance Studio
Health/Fitness Center
Home Occupation
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Hospital
Hotel -C-
House of Worship
Household Appliance Service and Repair
Insurance Office
Massage Therapy, Licensed
Mobile Food Vendor
Multifamily Dwelling
Multi-Tenant Office Building
Municipal Uses Operated by the Town of Prosper
Museum/Art Gallery
Nursery
Office/Show Room
Park or Playground
Pet Day Care
Print Shop
Private Club
Private Recreation Center
Private Utility, Other than Listed
Real Estate Sales/Leasing Office
Restaurant or Cafeteria
Restaurant, Drive In
Restaurant, Drive Through -S-
Retail Stores and Shops
Retail/Service Use
School, Private or Parochial
School, Public
Stealth Antenna, Commercial
Studio Dwelling
Telephone Exchange
Theater, Regional
Townhome
Utility Distribution/Transmission Facility
Veterinarian Clinic and/or Kennel, Indoor
Prohibited Uses
List of prohibited Uses:
Credit access businesses, as defined in Texas Finance Code 393.601, as amended.
Body art facilities
Smoke or vape shops.
Any business entity that sells drug paraphernalia
Any business or establishment offering gaming or slot machines.
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Sex shops, including but not limited to business entities whose primary purpose is the sale of
lewd merchandise.
Pawn shops
Business entities which primarily utilize outdoor storage
Package liquor stores
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NEIGHBORHOOD SUB-DISTRICT
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NEIGHBORHOOD SUB-DISTRICT
Purpose & Intent
The purpose of the Neighborhood Sub-District is to provide for a variety of developments in a suburban
type setting which will provide residential units and supporting retail space.
Site Criteria
A. Size of Yards:
1. Townhomes (lots shall be fee-simple)
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Zero (0) feet.
iii. Minimum Rear Yard: Twenty (20) feet.
iv. Maximum Building Height: Thirty-Five (35) feet (as measured from the finish floor to
the top plate), or three (3) stories.
v. Minimum Dwelling Area: One Thousand (1,000) square feet
2. Commercial
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Five (5) feet.
iii. Minimum Rear Yard: Five (5) feet.
iv. Maximum Building Height: Forty-five (45) Feet (as measured from the finish floor to
the top plate), or three (3) stories
B. Build-to-Line: On streets with on-street parking, a build-to-line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to-line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5’ of the build-to-line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15’ from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
3. Residential lots may front on public or private open space or a property owner's association
lot.
C. Size of Lots:
1. Minimum Size of Lot Area: Three thousand (3,000) square feet
2. Minimum Lot Width: Twenty (20) feet.
3. Minimum Lot Depth: Sixty (60) feet.
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D. Maximum Lot Coverage: One Hundred (100) percent. Parking structures and surface parking facilities
shall be excluded from lot coverage computations.
E. Floor Area Ratio: Maximum 5.0:1.
F. Housing: The following performance standards shall apply to residential development.
1. The maximum density allowed shall be sixty (60) units within the Neighborhood Sub-District.
G. Maximum Floor Area Per Building: Twenty thousand (20,000) square feet.
H. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub-districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On-street parking and shared parking anywhere within the PD No. 119, including all sub-
districts, except for Townhome uses, may be counted towards meeting the off-street parking
requirement for any use within the sub-district.
4. Where on-street parking is provided, angled, as well as parallel parking shall be permitted.
5. Where on-street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
6. When structured garages are provided, adequate access from public rights-of-way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane.
9. Dead-end parking aisles are not permitted in surface parking lots.
10. In the case of mixed uses, uses may share parking spaces.
I. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste trash
collection structures shall be designed to accommodate the Town’s current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
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a. Public water meters shall be located within easements, outside of pavement, and
adjacent (within 2-5 feet) to Public & Emergency Access Easement or dedicated fire
lanes that include utility easements.
J. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets, provided public
utility providers allow for screening.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened by a eight (8) foot high wall built with the same materials as used for the
principal building, or an otherwise approved solid masonry material. Trash dumpsters shall have
a metal gate or door equal in height or the height of the wall, which shall generally remain
closed at all times. Waste collection and loading area walls shall include shrubbery as to screen
walls from the public realm.
3. Where rooftop-mounted mechanical equipment is not screened from view at a point six feet
above ground level at the property line, alternative forms of screening are required, and may be
constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
K. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
L. Streets and Sight Triangles: Within the Neighborhood Sub-District the following street design
standards shall apply. Except as provided herein, no sight triangle shall be required. Adequate sight
distance will be provided at all intersections through the use of appropriate traffic control devices. Sight
triangles, per the Town of Prosper’s requirements, for vehicles exiting the development for both public
streets and private driveways shall be provided at intersections with Shawnee Trail.
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
Nothing contained herein shall vary or supersede the public safety requirements of the Town of Prosper
as set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
M. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
1. Any non-structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
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a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on-
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on-street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development.
2. Except for the landscape easement adjacent to the deceleration lane on Shawnee Trail, the
landscape easement within the POA Lot adjacent to Shawnee Trail will be a minimum of twenty-
five (25) feet.
3. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half (2’-6”) feet from a town sidewalk or alley. Reduction of
this requirement is subject to review and approval by Executive Director of
Development and Community Services.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
4. Drought tolerant and/or native plants from the Town’s approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on-street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights-of-way.
Building Criteria
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The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Maximum Building Height:
1. Three (3) stories.
2. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and roof
forms whose area in plan is no greater than 25% of the first-floor footprint may exceed the
height limits by up to ten (10) feet.
3. Mechanical equipment, including mechanical/elevator equipment penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks, and
other similar constructions may extend up to ten (10) feet above the actual building height,
provided that: 1) they are setback from all exterior walls a distance at least equal to the vertical
dimension that such item(s) extend(s) above the actual building height, or 2) the exterior wall
and roof surfaces of such items that are set back less than the vertical dimension above the
actual building are to be constructed as architecturally integral parts of the building facade(s) or
as architectural embellishments as described above. Mechanical equipment shall not be visible
from the Public & Emergency Access Easement, measured at six (6) feet above finished grade at
the Public & Emergency Access Easement line.
B. Building Materials:
1. Materials such as brick, natural and manufactured stone, stucco, metal panel system, curtain
wall and window wall glazing, and cementitious panel system shall be considered primary
materials. Primary materials shall comprise at least seventy-five (75) percent of each elevation,
exclusive of doors and windows.
a. Townhomes shall be constructed of no less than 60% brick masonry, calculated from
the aggregate of the front, rear and side elevations.
2. Only primary building materials are allowed on the first floor excluding cementitious panel
systems, exclusive of doors, windows, and their accompanying frames. For purposes of this
section, the first floor shall be at least nine (9) feet high.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
C. Windows:
1. For buildings which front on streets with on-street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
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b. pink or gold glass shall be prohibited.
2. For buildings which front on streets, and contain residential uses, a minimum of thirty (30)
percent of the facade shall be windows.
D. Horizontal articulation: No building wall shall extend for a distance equal to four (4) times the wall’s
height without having an offset equal to 25% of the wall’s height. The new plane shall then extend for a
distance equal to at least 25% of the maximum length of the first plane.
E. Building Entries: Main building entries shall be highlighted using such techniques as building
articulation and/or entry canopies so they are obvious to pedestrians and motorists.
F. Above Grade Structured Parking:
1. Where parking garages are within views of streets, openings in parking garages shall not
exceed 53% of the facade area. The portion of the parking garage that is visible from the street
shall have an architecturally finished facade compatible with the surrounding buildings.
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
G. Projections into Setbacks and/or Rights-of-Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Shawnee Trail; 2) such projections do not extend over the traveled portion of a roadway;
3) the property owner has assumed liability related to such projections; and 4) the property owner shall
maintain such projection in a safe and non-injurious manner; and 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement..
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twelve (12) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
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5. Below-grade footings approved in conjunction with building permits.
Permitted Uses
List of Permitted Uses: Uses followed by an -S- are permitted by Specific Use Permit. Uses followed by a
-C- are permitted subject to conditional development standards located in the Town’s Zoning Ordinance
as it exists or may be amended.
Accessory Building
Administrative, Medical, or Professional Office
Antenna and/or Antenna Support Structure, Commercial -S-
Antenna and/or Antenna Support Structure, Non-Commercial -S-
Assisted Care or Living Facility
Automobile Paid Parking Lot/Garage -S-
Automobile Parking Lot/Garage -S-
Bank, Savings and Loan, or Credit Union
Business Service
Caretaker’s/Guard’s Residence
Civic/Convention Center
College, University, Trade, or Private Boarding School
Community Center
Convenience Store without Gas Pumps
Day Care Center, Child -S-
Day Care Center -S-
Dry Cleaning
Governmental Office
Health/Fitness Center
Home Occupation
House of Worship
Insurance Office
Massage Therapy, Licensed
Mobile Food Vendor
Multi-Tenant Office Building
Municipal Uses Operated by the Town of Prosper
Museum/Art Gallery
Office/Show Room
Park or Playground
Print Shop
Private Utility, Other than Listed
Real Estate Sales/Leasing Office
Restaurant or Cafeteria
Restaurant, Drive In
Restaurant, Drive Through -S-
Retail Stores and Shops
Retail/Service Use
School, Private or Parochial
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School, Public
Stealth Antenna, Commercial
Studio Dwelling
Telephone Exchange
Townhome
Utility Distribution/Transmission Facility
Prohibited Uses
List of prohibited Uses:
Credit access businesses, as defined in Texas Finance Code 393.601, as amended.
Body art facilities
Smoke or vape shops.
Any business entity that sells drug paraphernalia
Any business or establishment offering gaming or slot machines.
Sex shops, including but not limited to business entities whose primary purpose is the sale of
lewd merchandise.
Pawn shops
Business entities which primarily utilize outdoor storage
Package liquor stores
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GENERAL REQUIREMENTS
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GENERAL REQUIREMENTS
A. Development shall generally take place in accordance with the attached Concept Plan (Exhibit D).
Plats and/or site plans submitted for the development shall conform to the data presented and
approved on the conceptual development plan. Changes of detail on these final development plan(s)
that differ from the conceptual development plan may be authorized by the Town staff, with their
approval of the final development plan(s) and without public hearing, if the proposed changes do not:
1. alter the basic relationship of the proposed development to adjacent property,
2. alter the uses permitted,
3. increase the density,
4. increase the building height,
5. increase the coverage of the site,
6. reduce the off-street parking ratio,
7. reduce the building lines provided at the boundary of the site, or
8. significantly alter any open space plans.
If the Town staff determines that the proposed change(s) violates one (1) or more of the above eight (8)
criteria, then a public hearing must be held by the Planning and Zoning Commission and the Town
Council to adequately amend the granting ordinance prior to the Planning & Zoning Commission’s
approval of the final development plan(s).
B. A minimum twenty (20) percent of the total area in this planned development shall be provided as
open space.
Open spaces may include areas used for facilities such as plazas, courts, recreational amenities, water
features and other similar uses not specifically used for vehicular access and parking.
Additionally, if detention areas contain a constant water level and are landscaped or otherwise treated
as an amenity for the development, they may be used to meet the open space requirement.
The open space may not consist of any of the following elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
The open space may consist of any of the following elements:
5. Landscape easements, setbacks, or any other landscaping as listed in Chapter 2, Section 4 of
the zoning ordinance.
6. Public sidewalks and plazas.
7. Detention/ Retention ponds, when activated with pedestrian access.
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C. Design Guidelines: Design Guidelines will be created, and approved by Staff, to govern the following
details.
1. Street sections, including sidewalks
2. Public realm standards, including sidewalks, benches, signage, planters, outdoor seating
areas, landscape, parking, and lighting.
3. Residential characteristics including, but not limited to, porch and balcony elements.
D. All utility lines shall be underground from the building to the property line. Utility lines within the
Public & Emergency Access Easement shall be placed underground and relocated to the rear of the site
to the maximum extent practicable.
E. Conditional Development Standards, shall be in accordance with the Zoning Ordinance, as it exists, or
may be amended, except as follows:
1. Mobile Food Vendors - Mobile food vendors are permitted in this planned development, in
accordance with the Conditional Development Standards of the Zoning Ordinance, as is exists or
may be amended, except as follows:
a. Mobile food vendors are not required to be located on property where an existing,
permanent business operates in a building with a Certificate of Occupancy.
b. Mobile food vendors are not required to be located within fifty feet (50’) of an
entrance of a primary building that holds the Certificate of Occupancy.
c. Mobile food vendors may be located on public property other than public street
travel lanes. Order windows shall face outward towards public sidewalk. At no time
shall any part of food truck operations use main lanes without a special use permit
issued by the Town;
d. Mobile food vendors may be located on private property with the written consent of
the owner;
e. Mobile food vendors shall not operate in driveways or fire lanes;
f. Mobile food vendors shall be considered as a Minor Amendment to the PD, subject to
approval by the Director of Development Services. Prior to issuance of a permit, an
application shall be submitted to the Development Services Department and containing
any information required by staff to evaluate the impacts including but limited to
location, parking and accessibility.
F. Parking Requirements Based on Use.
In all Sub- Districts, at the time any building or structure is erected or structurally altered, parking spaces
shall be provided in accordance with the following requirements. A mixed-use discount of 20% shall be
applied to the overall development, except for Townhomes, where shared parking is concerned.
Automobile Oil change and Similar Establishments: One (1) parking space per service bay plus
one (1) parking space per maximum number of employees on a shift.
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Bank, Savings and Loan, or similar Establishments: One (1) space per three hundred fifty (350)
square feet of gross floor area.
Bed and breakfast facility: One (1) space per guest room in addition to the requirements for
normal residential use.
Business or professional office (general): One (1) space per three hundred fifty (350) square
feet of gross floor area.
Church, rectory, or other place of worship: One (1) parking space for each three (3) Seats in the
main auditorium.
College or University: One (1) space per each day student.
Community Center, Library, Museum, or Art Gallery: Ten (10) parking spaces plus one
additional space for each three hundred (300) square feet of floor area in excess of two
thousand (2,000) square feet. If an auditorium is included as a part of the building, its floor area
shall be deducted from the total and additional parking provided on the basis of one (1) space
for each four (4) seats that it contains.
Commercial Amusement: One (1) space per three (3) guests at maximum designed capacity.
Dance Hall, Assembly or Exhibition Hall Without Fixed Seats: One (1) parking space for each
two hundred (200) square feet of floor area thereof.
Dwellings, Multifamily: One (1) space for each bedroom in one (1) and two (2) bedroom units,
plus one half (1/2) additional space for each additional bedroom.
Farmer’s Market, Flea Market: One (1) space for each five hundred (500) square feet of site
area.
Fraternity, Sorority, or Dormitory: One (1) parking space for each two (2) beds on campus, and
one and one-half (1 'A) spaces for each two beds in off campus projects.
Furniture or Appliance Store, Wholesale Establishments, Machinery or Equipment
Sales and Service, Clothing or Shoe Repair or Service: Two (2) parking spaces plus one (1)
additional parking space for each four hundred (400) square feet of floor area over one
thousand (1,000).
Gasoline Station: Minimum of three (3) spaces for employees. Adequate space shall be provided
for waiting, stacking, and maneuvering automobiles for refueling.
Health Studio or Club: One (1) parking space per two hundred (200) square feet of exercise
area.
Hospital: One (1) space per employee on the largest shift, plus one and one-half (1.5) spaces per
each bed or examination room, whichever is applicable.
Hotel: One (1) parking space for each sleeping room or suite plus one (1) space for each two
hundred (200) square feet of commercial floor area contained therein.
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Kindergartens, day schools, and similar child training and care establishments: shall provide
one (1) paved off-street loading and unloading space for an automobile on a through -circular-
drive for each ten (10) students, or one (1) space per ten (10) students, plus one (1) space per
teacher.
Library or Museum: Ten (10) spaces plus one (1) space for every three hundred (300) square
feet, over one thousand (1,000) square feet.
Lodge or Fraternal Organization: One (1) space per two hundred (200) square feet.
Medical or Dental Office: One (1) space per three hundred fifty (350) square feet of floor area.
Mini-Warehouse: Four (4) spaces per complex plus one (1) additional space per three hundred
(300) square feet of rental office.
Motor Vehicle Repair and Service: Three (3) parking spaces per service bay plus one (1) parking
space per maximum number of employees on a shift.
Nursing Home: One (1) space per five (5) beds and one (1) parking space for each one thousand
(1,000) square feet of lot area for outdoor uses.
Private Club: One (1) parking space for each seventy-five (75) square feet of gross floor area.
Retail Store or Personal Service Establishment, Except as Otherwise Specified Herein: One (1)
space per two hundred and fifty (250) square feet of gross floor area.
Restaurant, Restaurant with a Private Club, Cafe or Similar Dining Establishment: One (1)
parking space for each one seventy-five (75) square feet of gross floor area for stand-alone
buildings without a drive-through, and one (1) parking space for each one hundred (100) square
feet of gross floor area for restaurants located within a multi-tenant buildings, and one (1)
parking space for each one hundred (100) square feet for stand-alone buildings with a drive-
through.
Sanitarium, Convalescent Home, Home for the Aged or Similar Institution: One (1) parking space
for each five (5) beds.
School, Elementary, Secondary, or Middle: One and one half (11Y) parking spaces per
classroom, or the requirements for public assembly areas contained herein, whichever is
greater.
School, High School: One and one half (1 'A) parking spaces per classroom plus one (1) space per
five (5) students the school is designed to accommodate, or the requirements for public
assembly areas contained herein, whichever is greater.
Theater, Sports Arena, Stadium, Gymnasium or Auditorium (except school): One (1) parking
space for each four (4) seats or bench seating spaces.
Townhomes: Minimum of two (2) parking spaces located behind the front building line and two
(2) parking spaces enclosed in the main or an accessory building.
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