10.07.14 PZ Packet
Page 1 of 2
]
1. Call to Order / Roll Call.
2. Pledge of Allegiance.
3. Consider and act upon the appointment of the Planning & Zoning Commission Chair, Vice Chair,
and Secretary.
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. A Planning & Zoning Commissioner may remove any item for discussion and separate action. Planning & Zoning
Commissioners may vote nay on any single item without comment and may submit written comments as part of the official record.)
4a. Consider and act upon minutes from the following Planning & Zoning Commission meeting:
September 16, 2014 Regular Meeting
4b. Consider and act upon a preliminary site plan of Windsong Ranch Marketplace, on 46.6± acres,
located on the northeast corner of US 380 and Gee Road. The property is zoned Planned
Development-40 (PD-40). (D14-0043).
4c. Consider and act upon a preliminary site plan for Shops at Prosper Trail on 28.8 ± acres, located
on the northeast corner of Preston Road and Prosper Trail. The property is zoned Planned
Development-68 (PD-68). (D14-0049).
4d. Consider and act upon a site plan and final plat of Shops at Prosper Trail, Block A, Lots 1-10, on
28.8± acres, located on the northeast corner of Preston Road and Prosper Trail. The property is
zoned Planned Development-68 (PD-68). (D14-0057).
4e. Consider and act upon a final plat for Lakes of Prosper, Phase 5, being 127 residential lots on
42.4± acres, located on the west side of the BNSF railroad, 2,000± feet north of Prosper Trail.
The property is zoned Planned Development-8 (PD-8). (D14-0063).
4f. Consider and act upon a final plat for Windsong Ranch, Phase 1C, being 47 residential lots on
18.7± acres, located on the southwest corner of Fishtrap Road and Windsong Parkway. The
property is zoned Planned Development-40 (PD-40). (D14-0064).
4g. Consider and act upon a site plan for Prosper Retail, Block A, Lot 10, on 1.3± acres, located on
the north side of US 380, 1,000± feet west of Custer Road. This property is zoned Planned
Development-25 (PD-25). (D14-0065).
AGENDA
Regular Meeting of the
Prosper Planning & Zoning Commission
108 W. Broadway St., Prosper, Texas
Town of Prosper Municipal Chambers
Tuesday, October 7, 2014, 6:00 p.m.
Prosper is a place where everyone matters.
Page 2 of 2
REGULAR AGENDA
(If you wish to address the Planning & Zoning Commission during the regular agenda, please fill out a “Speaker Request Form” and present it to
the Chair prior to the meeting. Citizens wishing to address the Planning & Zoning Commission for items listed as public hearings will be
recognized by the Chair. Those wishing to speak on a non-public hearing related item will be recognized on a case-by-case basis, at the discretion
of the Planning & Zoning Commission.)
5. Conduct a Public Hearing, and consider and act upon a request for a Specific Use Permit (SUP)
for a Commercial Antenna, on 5.4± acres, located on the east side of Prosper Commons
Boulevard, 300± feet south of Richland Boulevard. The property is zoned Commercial (C). (S14-
0004).
6. Conduct an annual review of the Town’s Comprehensive Plan with respect to current conditions
and trends.
7. Planning and Zoning Commission member orientation.
8. Discuss setting date and time of future tour of the Town.
9. Possibly direct Town Staff to schedule topic(s) for discussion at a future meeting.
10. Adjourn.
Note: The order in which items are heard on the agenda is subject to change.
CERTIFICATION
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the inside window at the
Town Hall of the Town of Prosper, Texas, a place convenient and readily accessible to the general public at all
times, and said Notice was posted on October 3, 2014, at 5:00 p.m. and remained so posted at least 72 hours before
said meeting was convened.
________________________________________ _________________________
Carol Myers, Deputy Town Secretary Date Noticed 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.
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 Planning & Zoning Commission.
NOTICE OF ASSISTANCE AT PUBLIC MEETINGS: The Prosper Planning & Zoning Commission 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.
]
1. Call to Order / Roll Call.
The meeting was called to order at 6:02 p.m.
Roll call was taken by Pamela Clark, Planning Technician.
Commissioners present included: Chair Mark DeMattia, Vice Chair Mike McClung, Brian Barnes, Chris
Keith, Rick Turner, and Bill Senkel.
**Commission Craig Moody was absent from the meeting.
Staff present included: Hulon Webb, Executive Director or Development and Community Services, John
Webb, Director of Development Services, Alex Glushko, Senior Planner, and Pamela Clark, Planning
Technician.
2. Recitation of the Pledge of Allegiance.
CONSENT AGENDA
3a. Consider and act upon minutes from the following Planning & Zoning Commission
meeting:
• September 2, 2014 Regular Meeting
3b. Consider and act upon a final plat of Prosper Tuscan Square, Block A, Lots 1-4, on 6.4±
acres, located on the southwest corner of Prosper Trail and Coleman Street. This property
is zoned Retail (R). (D14-0056).
3c. Consider and act upon a site plan of Prosper Plaza, Block A, Lot 3R (Prosper Retail), on
1.4± acres, located on the north side of U.S. 380, 700± feet west of Custer Road. This
property is zoned Commercial (C). (D14-0059).
3d. Consider and act upon a site plan of Bryants Addition, Block 10, Lot 9 and portion of Lot
10 (One Plus Realty), on 0.2± acre, located on the north side of Broadway Street, 500± feet
east of Coleman. This property is zoned Downtown Office (DTO). (D14-0060).
3e. Consider and act upon a site plan for Prosper Tuscan Square, Block A, Lot 4 (Tuscan Town
Square), on 3.4± acres, located 700± feet south of Prosper Trail, on the west side of Coleman
Street. The property is currently zoned Retail (R). (D14-0061).
MINUTES
Regular Meeting of the
Prosper Planning & Zoning Commission
108 W. Broadway St., Prosper, Texas
Town of Prosper Municipal Chambers
Tuesday, September 16, 2014, 6:00 p.m.
Prosper is a place where everyone matters.
Page 1 of 2
Consent Discussion
McClung: Stated he has concerns with not seeing façade plans for development in straight zoning
districts.
Motioned by Keith, seconded by Senkel, to approve the consent agenda subject to staff recommendations.
Motion approved 6-0.
REGULAR AGENDA
4. Possibly direct Town Staff to schedule topic(s) for discussion at a future meeting.
No items discussed.
5. Adjourn.
Motioned by McClung, seconded by Turner to adjourn. Motioned approved 6-0.
Meeting was adjourned at 6:07 p.m.
______________________________ _________________________
Pamela Clark, Planning Technician Mike McClung, Vice Chair
Page 2 of 2
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a preliminary site plan of Windsong Ranch Marketplace, on 46.6± acres,
located on the northeast corner of US 380 and Gee Road. The property is zoned Planned
Development-40 (PD-40). (D14-0043).
Description of Agenda Item:
The preliminary site plan shows a 123,494 square foot grocery store, a 178 square foot fuel
center, and 168,150 square feet of retail and restaurant building area. Access is provided from
US 380, Gee Road, and Windsong Parkway. Parking is adequate. The preliminary site plan
conforms to the Planned Development-40 (PD-40) development standards.
Budget Impact:
There are no significant budget implications associated with the approval of this preliminary site
plan.
Legal Obligations and Review:
The preliminary site plan meets minimum development requirements.
Attached Documents:
1. The preliminary site plan.
Town Staff Recommendation:
Town staff recommends approval of the preliminary site plan subject to:
1. Engineering Department approval of preliminary water, sewer, and drainage plans.
2. Engineering Department and TxDOT approval of all drive openings, turn lanes, and median
openings.
3. Fire Department approval of all fire hydrants, fire department connections (FDC) and fire
lanes, including widths, radii, and location.
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 4b. - Page 1 of 1
This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.LAST SAVED9/30/2014 5:19 PMPLOTTED BYPENA, VANESSA 9/30/2014 5:19 PMDWG PATHK:\DAL_CIVIL\64464400 - PROSPER DD\4_DESIGN\CAD\PRELIMINARY ENGDWG NAMEPRELIMINARY SITE PLAN.DWG , [ PSP PRELIMINARY SITE PLAN ]IMAGESXREFS xBndy : xRdwy_Gee_Windsong : xAsBlt : xUtil : xSite_PSP : xUtil-Phase 2 : xTxDOT : xFM423 : xHawkinsGRAPHIC SCALE IN FEET
0100 50 100 200
1" = 100'@ 24X36
VICINITY MAP
DATE : SEPTEMBER 30, 2014
PRELIMINARY SITE PLAN
WINDSONG RANCH MARKETPLACE
BLOCK A, LOTS 1-19
46.56 AC. SITUATED IN THE
J. SALING SURVEY, ABSTRACT NO. 1675
TOWN OF PROSPER, DENTON COUNTY, TEXAS
Engineer:
KIMLEY-HORN AND ASSOCIATES, INC
12750 MERIT DRIVE
SUITE 1000
DALLAS, TX 75251
TEL NO. (972) 770-1300
CONTACT: MATT LUCAS, P.E.
Owner/Applicant:
NORTHEAST 423/380, LTD
7001 PRESTON ROAD
SUITE 410
DALLAS, TX 75205
TEL NO. (214) 224-4600
CONTACT: ROBERT DORAZIL
GENERAL NOTES:
1.DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED.
2.FIRE LANES SHALL BE A MINIMUM OF 24' IN WIDTH WITH A 30' TURNING
RADIUS.
3.MEDIANS ALONG WINDSONG PARKWAY SOUTH ARE PRIVATELY OWNED
BY TVG. ANY STREET IMPROVEMENTS ALONG WINDSONG PARKWAY
SOUTH ARE TO DISCUSSED WITH THE TOWN AND TVG.
4.ALL OUTDOOR SALES AREA SHALL COMPLY WITH ZONING EXHIBIT D
(ORDINANCE NO. 14-38 DATED JUNE 24, 2014.)
5.FDCS SHALL BE PROVIDED IN ACCORDANCE WITH TOWN OF PROSPER
STANDARDS.
6.TREES SHALL NOT BE LOCATED WITHIN PUBLIC EASEMENTS IN
ACCORDANCE WITH TOWN STANDARDS. ORNAMENTAL TREES MAY BE
LOCATED WITHIN THE 15' WATER EASEMENT (LOCATED ALONG THE
NORTH SIDE OF THE 75' CITY OF IRVING EASEMENT) NO CLOSER THAN
FOUR FEET (4') TO THE WATER LINE AND REQUIRING INSTALLATION OF
A ROOT BARRIER.
7.IT IS ANTICIPATED THAT ONE (1) SITE PLAN WILL BE SUBMITTED TO
INCLUDE LOTS 4, 5, 7, 8, AND 9.
8.HIGHWAY US 380, FM 423, GEE RD., AND HAWKINS LN. ARE SHOWN AS
ULTIMATE BUILD OUT BASED ON INFORMATION PROVIDED BY OTHERS.
Agenda Item No. 4c. - Page 1 of 2
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a preliminary site plan for Shops at Prosper Trail on 28.8 ± acres, located
on the northeast corner of Preston Road and Prosper Trail. The property is zoned Planned
Development-68 (PD-68). (D14-0049).
Description of Agenda Item:
The preliminary site plan depicts an 114,788 square foot grocery store, a 20,000 square foot
future expansion area for the grocery store, a 180 square foot fuel center, and 117,470 square
feet of retail and office building area. Access is provided from Preston Road and Prosper Trail.
Parking is adequate. The preliminary site plan generally conforms to the Planned Development-
68 (PD-68) development standards.
Comments:
During the duration of the review of this application, staff attempted to accommodate the
applicant’s preferred driveway locations while not compromising the Town’s design standards.
The Town’s standards are commonly accepted Engineering standards developed to provide a
safe, efficient and functioning roadway. These standards are not unique nor more restrictive than
found in other communities. The goal of the staff is to provide flexibility to accommodate
development but at the same time not sacrifice the function of a public roadway for all users.
An example of staff’s attempt to provide flexibility is our standard for right turn lanes. While our
standard requires 150 feet of transition in a right turn land on a four lane roadway (future design
of Prosper Trail), we recognized we could reduce the transition to 110 feet to accommodate their
preferred driveway location if other standards were met. Numerous amendments were made to
the plan leading up to the preparation of this report but as of this date, staff cannot support the
preliminary site plan as presented without the stipulations as noted below.
Budget Impact:
There are no significant budget implications associated with the approval of this preliminary site
plan.
Legal Obligations and Review:
The preliminary site plan meets minimum development requirements.
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 4c. - Page 2 of 2
Attached Documents:
1. The preliminary site plan.
Town Staff Recommendation:
Town staff recommends approval of the preliminary site plan subject to:
1. Engineering Department approval of preliminary water, sewer, and drainage plans.
2. Town staff approval of an open space plan.
3. Engineering Department and TxDOT approval of all driveways, turn lanes, median openings,
street sections, sidewalks, and right-of-way dedications.
4. Engineering Department approval of a right-turn lane section and right-of-way dedication for
Prosper Trail, including a minimum 110 foot design length with a 10 foot transition.
5. Engineering Department approval of the deceleration lane for the western most driveway
along Prosper Trail.
6. Town staff approval of building and landscape setbacks resulting from the right-turn lane right-
of-way dedication.
7. Engineering Department approval of the throat depth for driveway to Lot 9 meeting the
minimum requirement of 40 feet.
8. Engineering Department approval of all stop bars/signs at internal intersections of the
development.
9. Town staff approval of all fire lanes and easements on Lot 2.
10. Fire Department approval of all fire hydrants, fire department connections (FDC) and fire
lanes, including widths, radii, and location.
Agenda Item No. 4d. - Page 1 of 2
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a site plan and final plat of Shops at Prosper Trail, Block A, Lots 1-10, on
28.8± acres, located on the northeast corner of Preston Road and Prosper Trail. The property is
zoned Planned Development-68 (PD-68). (D14-0057).
Description of Agenda Item:
The site plan depicts an 114,788 square foot grocery store on Lot 1, a 180 square foot fuel center
on Lot 2, and a 45,000 square foot retail and office building on Lot 5. Access is provided from
Preston Road and Prosper Trail. Adequate parking has been provided. The site plan conforms
to the approved preliminary site plan with the noted stipulations. The final plat dedicates all
easements necessary for development.
Comments:
As noted in the staff report for the preliminary site plan (D14-0049), staff attempted to provide
flexibility to accommodate development but at the same time not sacrifice the function of a public
roadway for all users. As of this date, staff cannot support the site plan and final plat as presented
without the stipulations as noted below.
Budget Impact:
There are no significant budget implications associated with the approval of this site plan and final
plat.
Legal Obligations and Review:
The site plan and final plat meets minimum development requirements.
Attached Documents:
1. The site plan.
2. The final plat.
Town Staff Recommendation:
Town staff recommends approval of the site plan and final plat subject to:
1. Town staff approval of civil engineering, façade, open space, landscaping, and irrigation
plans.
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 4d. - Page 2 of 2
2. Engineering Department and TxDOT approval of all driveways, turn lanes, median openings,
street sections, sidewalks, and right-of-way dedications.
3. Engineering Department approval of a right-turn lane section and right-of-way dedication for
Prosper Trail, including a minimum 110-foot design length with a 10-foot transition.
4. Engineering Department approval of the deceleration lane for the western most driveway
along Prosper Trail.
5. Town staff approval of building and landscape setbacks resulting from the right-turn lane right-
of-way dedication.
6. Engineering Department approval of all stop bars/signs at internal intersections of the
development.
7. Town staff approval of all fire lanes and easements on Lot 2.
8. Fire Department approval of all fire hydrants, fire department connections (FDC) and fire
lanes, including widths, radii, and location.
9. Revising the final plat to dimension and annotate all easements.
SEWER EASEMENT
SEWER EASEMENT
15' WATERLINE EASEMENT
VOLUME 4029, PAGE 1830
AMON
TXDOT
AMON
TxDOT
AMON
STATE HIGHWAY 289
(PRESTON ROAD)
(VARIABLE WIDTH RIGHT-OF-WAY)PROSPER TRAIL(VARIABLE WIDTH RIGHT-OF-WAY)RIGHT-OF-WAY DEDICATION
PARCEL 8, PART 2
CC #20110802000807680
MATADOR PIPLINE CO. EASEMENT
VOLUME 2665, PAGE 229
KOCH PIPELINE CO. AND SEA BREEZE
COMMUNICATION CO. EASEMENT
VOLUME 5011, PAGE 4360
THE SHOPS AT PROSPER TRAIL
BLOCK A,
28.829 ACRES (1,255,809 SQ. FT.) gross
- 0.039 ACRES (1,680 SQ. FT.) R.O.W. dedication
28.791 ACRES (1,254,129 SQ. FT.) net
LOT 4
1.122 ACRES
(48,872 SQ. FT.)
LOT 3
1.329 ACRES
(57,900 SQ. FT.)LOT 2
1.084 ACRES
47,212 (SQ. FT.)
LOT 6
1.250 ACRES
(54,450 SQ. FT.)
LOT 5
4.097 ACRES
(178,481 SQ. FT.)
BLOOMFIELD HOMES, LP
CC #20140826000915770
RIGHT-OF-WAY DEDICATION
(BY THIS PLAT)
0.025 ACRES (1,090 SQ. FT.)
WATER EASEMENT
WATER EASEMENT WATER EASEMENT
WATER
EASEMENT
WATER
EASEMENT WATER
EASEMENT
WATER
EASEMENTWATER
EASEMENT
FIRELANE, ACCESS &
UTILITY EASEMENT
FIRELANE, ACCESS &
UTILITY EASEMENT
FIRELANE,
ACCESS &
UTILITY
EASEMENT
FIRELANE & ACCESS
EASEMENT
FIRELANE & ACCESS
EASEMENT FIRELANE & ACCESS
EASEMENT
ACCESS EASEMENT
& UTILITY EASEMETN
FIRELANE & ACCESS
EASEMENT
FIRELANE & ACCESS
EASEMENT
FIRELANE, ACCESS &
UTILITY EASEMENT
RIGHT-OF-WAY DEDICATION
VOLUME 4996, PAGE 4938
AMON
TxDOT
190.90'44.58'33.79'318.00'199.50'128.71'
199.50'166.64'
6
:
120.00'
236.78'
702.27'676.67'50.32'FIRELANE & ACCESS
EASEMENT
183.00'1/2" CIRF
1/2" CIRF
1/2" CIRF
215.74'79.35'
15' DRAINAGE EASEMENT
SEWER EASEMENT
15' DRAINAGE
EASEMENT
UTILITY EASEMENT
UTILITY EASEMENT
UTILITY EASEMENT
15' DRAINAGE EASEMENT
SEWER EASEMENT
WATER
EASEMENT
SEWER EASEMENT
SEWER EASEMENT
DRAINAGE
EASEMENT
DRAINAGE
EASEMENT
WATER
EASEMENT
WATER
EASEMENT
WATER
EASEMENT
WATER
EASEMENT
DRAINAGE
EASEMENT
DRAINAGE
EASEMENT
WATER
EASEMENT
DRAINAGE EASEMENT
LOT 10
2.081 ACRES
(90,647 SQ. FT.)LOT 71.102 ACRES(48,000 SQ. FT.)RIGHT-OF-WAY DEDICATION
CABINET H, PAGE 781
APPROXIMATE LOCATION
NORTHWEST CORNER OF
WILLIAM BUTLER SURVEY,
ABSTRACT NO. 112
(CABINET H, PAGE 781)
10' DRAINAGE &
UTILITY EASEMENT
CABINET H, PAGE 781
10' DRAINAGE &
UTILITY EASEMENT
CABINET H, PAGE 781
25' DRAINAGE &
UTILITY EASEMENT
CABINET H, PAGE 781
15' DRAINAGE &
UTILITY EASEMENT
CABINET H, PAGE 781
10' DRAINAGE &
UTILITY EASEMENT
CABINET H, PAGE 781
100.0'
100.0'
RAEWOOD ON PRESTON
BLOCK A
CABINET H, PAGE 781
1
2
3
4
5
6
10' WALL MAINTENANCE
EASEMENT
CC #_____________319.81'6
(939.05'
6
:921.55'6
:680.00'
1
(65.72'1
:
100.06'
1
:1
(6
(
6
(
6
(
6
(
L46
(
6
(
1
:
6
:
1
:111.19'L3
L2
L1 6
(87.64'6
:
1
:
L66
(
98.54'
15.40'
260.53'
6
(
614.63'
15' DRAINAGE EASEMENT TO
EXTEND TO EXISTING POND
CC #_____________
STREET EASEMENT
WATER
EASEMENT
WATER EASEMENT
DRAINAGE
EASEMENT
DRAINAGE
EASEMENT
SEWER
EASEMENT
UTILITY
EASEMENT
LIMITS OF FIRELANE,
ACCESS & UTILITY
EASEMENT
STREET
EASEMENT1
:
110.07'WATER
EASEMENT
WATER
EASEMENT
WATER
EASEMENT
L5
6
:
8
0
.
7
3
'
6.34'
STREET
EASEMENT
6
:
6
(61.00'29.14'PEDESTRIAN
EASEMENT
STREET EASEMENT
CC #_____________
PEDESTRIAN
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
EASEMENT
LOT 1
12.874 ACRES
(560,776 SQ. FT.)
STREET EASEMENT
STREET EASEMENT
WATER EASEMENT
LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
BEARING
6
(
6
:
6
:
6
:
6
:
6
(
DISTANCE
48.04'
18.65'
58.35'
15.80'
8.67'
27.51'
CURVE TABLE
NO.DELTA RADIUS LENGTH CH. L CH. B COLLIN COUNTY SCHOOL LAND NO. 13 SURVEY,ABSTRACT NO. 172TOWN OF PROSPER, COLLIN COUNTY, TEXASMQ PROPERTIES14801 QUORUM DRIVE, SUITE 160DALLAS, TEXAS 7525434264-FPLT09.02.141=60_XREF34264Date :Scale :File :Project No. :G:\342\64\SURVEY\Plats\34264-FPLT.dwgTexas Engineers Registration No. 89Texas Surveyors No. 10086600 Expires 12/31/2014COPYRIGHT ¤2014, Winkelmann & Associates, Inc.No.DATEREVISIONScale 1=60_XREF
0'60'120'30'
ABBREVIATION LEGEND
ABBR. DEFINITION
IRF IRON ROD FOUND
CIRS IRON ROD SET w/CAP STAMPED "WAI"
CIRF IRON ROD FOUND w/CAP
XCS "X" CUT IN CONCRETE SET
XCF "X" CUT IN CONCRETE FOUND
CM CONTROLLING MONUMENT
AMON TxDOT ALUMINUM MONUMENT
BMON TxDOT BRASS MONUMENT NSEWMATCHLINE ~ SEE SHEET 2FINAL PLAT
THE SHOPS AT PROSPER
TRAIL
BLOCK A, LOTS 1-10
BEING 28.829 ACRES (1,255,809 SQ. FT.) gross
- 0.039 ACRES (1,680 SQ. FT.) R.O.W. dedication
28.791 ACRES (1,254,129 SQ. FT.) net
ACRES OUT OF THE COLLIN COUNTY SCHOOL LAND NO.
13, ABSTRACT NO. 172
TOWN OF PROSPER , COLLIN COUNTY, TEXAS FINAL PLATTHE SHOPS AT PROSPER TRAILBLOCK A, LOTS 1-10NOTICE: Selling a portion of this addition by metes and bounds is
a violation of town ordinance and state law and is subject to fines
and withholding of utilities and building permit.
NO FLOOD PLAIN EXISTS ON THIS SITE
FLOOD NOTE
According to the Federal Emergency Management Agency, Flood
Insurance Rate Map Community Panel Nos. 48085C0120J and
48085C0235J, dated June 2, 2009, this property is within Flood
Zone X.
Zone X - Areas determined to be outside the 0.2% annual chance
floodplain.
This flood statement does not imply that the property and/or the
structure thereon will be free from flooding or flood damage. On
rare occasions, greater floods can and will occur and flood heights
may be increased by man-made or natural causes. This flood
statement shall not create liability on the part of the surveyor.
VICINITY MAP
NOT TO SCALE
G
e
n
t
l
e
C
r
e
e
k
HIGHPOINT
PRAIRIEVIEWNORTHERNBURLINGTONRAEWOOD
CHANDLER
PROSPER TRAIL
STATE HIGHWAY 289SITE
COIT ROADCOLEMAN STREETNOTE:
ACCESS BETWEEN LOTS IS PROVIDED
THROUGH A REA
AMON
TxDOT
1/2" CIRF
RIGHT-OF-WAY DEDICATION
PARCEL 8, PART 1
CC #20110802000807680
LOT 7
1.102 ACRES
(48,000 SQ. FT.)
LOT 8
1.205 ACRES
(52,500 SQ. FT.)
LOT 9
2.685 ACRES
(116,969 SQ.FT.)
LOT 10
2.081 ACRES
(90,647 SQ. FT.)
MQ PROSPER RETAIL, LLC
CC #20140826000915750
WATER
EASEMENT
FIRELANE, ACCESS &
UTILITY EASEMENT
FIRELANE, ACCESS &
UTILITY EASEMENT
FIRELANE &
ACCESS EASEMENT
STATE HIGHWAY 289
(PRESTON ROAD)
(VARIABLE WIDTH RIGHT-OF-WAY)
333.52'
53.34'175.00'
160.00'
175.00'
100.26'
1/2" CIRF
341.23'
51.71'
1/2"
CIRF1/2" CIRF
1/2" CIRF
1/2" CIRF
160.00'
SEWER EASEMENT
WATER
EASEMENT
WATER
EASEMENT
WATER
EASEMENT
15' WATER
EASEMENT
SEWER
EASEMENT
15' SEWER
EASEMENT
15' WATER
EASEMENT
15' SEWER
EASEMENT
20' SANITARY
SEWER EASEMENT
CC #_____________
10' WALL MAINTENANCE
EASEMENT
CC #_____________300.15'6
(341.23'
6
:126.44'
6
:216.21'6
(70.4
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260.53'
6
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614.63'
333.52'
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STREET EASEMENT
RIGHT-OF-WAY
(BY OTHERS)
CC #________________
10' WALL MAINTENANCE
EASEMENT
CC #_____________
SEWER
EASEMENT1/2" CIRF
OPEN SPACE
EASEMENT
0.886 ACRES
PEDESTRIAN
EASEMENT COLLIN COUNTY SCHOOL LAND NO. 13 SURVEY,ABSTRACT NO. 172TOWN OF PROSPER, COLLIN COUNTY, TEXASMQ PROPERTIES14801 QUORUM DRIVE, SUITE 160DALLAS, TEXAS 7525434264-FPLT09.02.141=60_XREF34264Date :Scale :File :Project No. :G:\342\64\SURVEY\Plats\34264-FPLT.dwgTexas Engineers Registration No. 89Texas Surveyors No. 10086600 Expires 12/31/2014COPYRIGHT ¤2014, Winkelmann & Associates, Inc.No.DATEREVISIONScale 1=60_XREF
0'60'120'30'NSEWMATCHLINE ~ SEE SHEET 1FINAL PLAT
THE SHOPS AT PROSPER
TRAIL
BLOCK A, LOTS 1-10
BEING 28.829 ACRES (1,255,809 SQ. FT.) gross
- 0.039 ACRES (1,680 SQ. FT.) R.O.W. dedication
28.791 ACRES (1,254,129 SQ. FT.) net
OUT OF THE COLLIN COUNTY SCHOOL LAND NO. 13 ,
ABSTRACT NO. 172
TOWN OF PROSPER , COLLIN COUNTY, TEXAS FINAL PLATTHE SHOPS AT PROSPER TRAILLOTS 1-10, BLOCK AABBREVIATION LEGEND
ABBR. DEFINITION
IRF IRON ROD FOUND
CIRS IRON ROD SET w/CAP STAMPED "WAI"
CIRF IRON ROD FOUND w/CAP
XCS "X" CUT IN CONCRETE SET
XCF "X" CUT IN CONCRETE FOUND
CM CONTROLLING MONUMENT
AMON TxDOT ALUMINUM MONUMENT
BMON TxDOT BRASS MONUMENT
G
e
n
t
l
e
C
r
e
e
k
HIGHPOINT
PRAIRIEVIEWNORTHERNBURLINGTONRAEWOOD
CHANDLER
PROSPER TRAIL
STATE HIGHWAY 289SITE
NOTICE: Selling a portion of this addition by metes and bounds is
a violation of town ordinance and state law and is subject to fines
and withholding of utilities and building permit.COIT ROADCOLEMAN STREETNOTE:
ACCESS BETWEEN LOTS IS PROVIDED
THROUGH A REA
34264-FPLT09.02.14N/ADate :Scale :File :Project No. :G:\342\64\SURVEY\Plats\34264-FPLT.dwgMQ PROPERTIES14801 QUORUM DRIVE, SUITE 160DALLAS, TEXAS 7525434264COLLIN COUNTY SCHOOL LAND NO. 13 SURVEY,ABSTRACT NO. 172TOWN OF PROSPER, COLLIN COUNTY, TEXASNo.DATEREVISIONTexas Engineers Registration No. 89Texas Surveyors No. 10086600 Expires 12/31/2014COPYRIGHT ¤2014, Winkelmann & Associates, Inc.FINAL PLAT
THE SHOPS AT PROSPER
TRAIL
BLOCK A, LOTS 1-10
BEING 28.829 ACRES (1,255,809 SQ. FT.) gross
- 0.039 ACRES (1,680 SQ. FT.) R.O.W. dedication
28.791 ACRES (1,254,129 SQ. FT.) net
OUT OF THE COLLIN COUNTY SCHOOL LAND NO. 13 ,
ABSTRACT NO. 172
TOWN OF PROSPER , COLLIN COUNTY, TEXAS FINAL PLATTHE SHOPS AT PROSPER TRAILBLOCK A, LOTS 1-10OWNERS CERTIFICATE
STATE OF TEXAS
COUNTY OF COLLIN
WHEREAS, We, Kroger Texas, L. P. and MQ Prosper Retail, LLC , are the sole owners of a tract of land situated in the
COLLIN COUNTY SCHOOL LAND NO. 13 SURVEY, ABSTRACT NO. 172, in the Town of Prosper, Collin County,
Texas, being all of a tract of land described in deed to MQ Prosper Retail, LLC as recorded in County Clerk's Instrument
No. 20140826000915740, Official Public Records, Collin County, Texas, and being more particularly described as
follows:
BEGINNING at a TxDOT (Texas Department of Transportation) aluminum capped monument found for corner at the
Southerly end of a corner clip at the intersection of the North right-of-way of County Road No. 81 (Prosper Trail), a
100-foot right-of-way, as established by deed to County of Collin recorded in County Clerk's Instrument No.
2001-0111414 (Volume 4996, Page 4938), Official Public Records, Collin County, Texas, with the East right-of-way of
State Highway No. 289 (Preston Road), a variable width right-of-way, as established in deed to the State of Texas (Parcel
8, Part 2) as recorded in County Clerk's Instrument No. 20110802000807680, Official Public Records, Collin County,
Texas, said point being the most Southerly Southeast corner of said Parcel 8, Part 2
THENCE North 42 deg 30 min 26 sec West, along said corner clip, a distance of 65.72 feet to a TxDOT aluminum
capped monument found at the North end of said corner clip, said point being on said East right-of-way of State Highway
No. 289;
THENCE along said East right-of-way of State Highway No. 289 and the West line of said MQ Prosper Retail tract, the
following courses and distances:
North 01 deg 23 min 03 sec East, a distance of 680.00 feet to a TxDOT aluminum capped monument found for
corner;
North 00 deg 39 min 21 sec West, a distance of 100.06 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
North 02 deg 32 min 40 sec East, a distance of 614.63 feet to a TxDOT brass monument found for corner, said point
being the most Southerly corner of said State of Texas (Parcel 8, Tract 1) tract;
North 03 deg 10 min 03 sec East, a distance of 333.52 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
THENCE departing said East right-of-way of State Highway No. 289, along the Northerly and Easterly lines of said MQ
Prosper Retail tract, the following courses and distances:
South 88 deg 36 min 57 sec East, a distance of 300.15 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 03 deg 10 min 03 sec West, a distance of 341.23 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 02 deg 32 min 40 sec West, a distance of 126.44 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 81 deg 02 min 16 sec East, a distance of 216.21 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 30 deg 46 min 54 sec East, a distance of 70.49 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 18 deg 28 min 51 sec East, a distance of 260.53 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 88 deg 36 min 57 sec East, a distance of 319.81 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHU
South 01 deg 23 min 03 sec West, a distance of 939.05 feet to a 1/2-inch iron rod with a red plastic cap stamped
³:$,´IRXQGIRUFRUQHURQVDLG1RUWKULJKWRIZD\RI&RXQW\5RDG1R
THENCE South 89 deg 10 min 41 sec West, along said North right-of-way of County Road No. 81 and the South line of
said MQ Prosper Retail tract, a distance of 921.55 feet to the POINT OF BEGINNING.
CONTAINING within these metes and bounds 1,255,809 square feet or 28.829 acres of land, more or less.
Bearings shown hereon are based upon an on-the-ground Survey performed in the field on the18th day of March, 2014,
utilizing the Geoshack virtual reference network NAD83 (grid).
NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS:
THAT Kroger Texas, L. P. and MQ Prosper Retail, LLC acting herein by and through its duly authorized officers, does
hereby certify and adopt this plat designating the herein above described property as THE SHOPS AT PROSPER TRAIL ,
Lot 1-10, Block A, an addition to the Town of Prosper, and does hereby dedicate to the public use forever, the streets
and alleys shown thereon. The Kroger Texas, L. P. and MQ Prosper Retail, LLC do herein certify the following:
1.The streets and alleys are dedicated for street and alley purposes.
2.All public improvements and dedications shall be free and clear of all debt, liens, and/or encumbrances.
3.The easements and public use areas, as shown, are dedicated for the public use forever for the purposes indicated
on this plat.
4.No buildings, fences, trees, shrubs, or other improvements or growths shall be constructed or placed upon, over or
across the easements as shown, except that landscape improvements may be placed in landscape easements if
approved by the Town of Prosper.
5.The Town of Prosper is not responsible for replacing any improvements in, under, or over any easements caused by
maintenance or repair.
6.Utility easements may also be used for the mutual use and accommodation of all public utilities desiring to use or
using the same unless the easement limits the use to particular utilities, said use by public utilities being subordinate
to the public's and Town of Prosper's use thereof.
7.The Town of Prosper and public utilities shall have the right to remove and keep removed all or parts of any
buildings, fences, trees, shrubs, or other improvements or growths which may in any way endanger or interfere with
the construction, maintenance, or efficiency of their respective systems in the easements.
8.The Town of Prosper and public utilities shall at all times have the full right of ingress and egress to or from their
respective easements for the purpose of constructing, reconstructing, inspecting, patrolling, maintaining, reading
meters, and adding to or removing all or parts of their respective systems without the necessity at any time procuring
permission from anyone.
9.All modifications to this document shall be by means of plat and approved by the Town of Prosper.
This plat approved subject to all platting ordinances, rules, regulations and resolutions of the Town of Prosper, Texas.
WITNESS, my hand, this the _______________ day of ___________________________, 2014.
KROGER TEXAS L.P., an Ohio limited partnership
By: KRGP Inc., an Ohio corporation, its general partner
By:______________________________________
Rick J. Landrum
Vice President
ௐ
STATE OF OHIO
COUNTY OF ________
ௐ
BEFORE ME, the undersigned, a Notary Public in and for said County and State, on this day personally appeared Rick J.
Landrum, Vice President of KRGP Inc., an Ohio corporation and the general partner of Kroger Texas L.P., an Ohio limited
partnership, known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to
me that he executed the same for the purposes and considerations therein.
ௐ
WITNESS MY HAND AND SEAL OF OFFICE THIS THE _________ DAY OF ______________________, 2014.
ௐ
______________________________________
Notary Public in and for the State of Ohio
WITNESS, my hand, this the _______________ day of ___________________________, 2014.
BY:
______________________________ ______________________________
Authorized Signature Printed Name and Title
STATE OF TEXAS
COUNTY OF COLLIN
BEFORE ME, the undersigned, a Notary Public in and for The State of Texas, on this day personally appeared
__________(Name)__________, known to me to be the person and officer whose name is subscribed to the foregoing
instrument, and acknowledged to me that he executed the same for the purposes and considerations therein expressed
and in the capacity therein stated.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this the __________ day of ___________________, 2014.
_______________________________________________
Notary Public, State of Texas
SURVEYOR'S CERTIFICATE
Know All Men By These Presents:
That I, Leonard J. Lueker, do hereby certify that I prepared this plat and the field notes made a part thereof from an actual
and accurate survey of the land and that the corner monuments shown thereon were properly placed under my personal
supervision, in accordance with the Subdivision Regulations of the Town of Prosper, Texas.
Dated this the _______________ day of ___________________________, 2014.
_______________________________________________________________________
Leonard J. Lueker
Registered Professional Land Surveyor
Texas Registration # 5714
Winkelmann & Associates, Inc.
6750 Hillcrest Plaza Drive, Suite 325
Dallas, Texas 75230
(972) 490-7090
STATE OF TEXAS
COUNTY OF COLLIN
BEFORE ME, the undersigned, a Notary Public in and for The State of Texas, on this day personally appeared Leonard
J. Lueker, known to me to be the person and officer whose name is subscribed to the foregoing instrument, and
acknowledged to me that he executed the same for the purposes and considerations therein expressed and in the
capacity therein stated.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this the __________ day of ___________________, 2014.
_______________________________________________
Notary Public, State of Texas
EASEMENT LANGUAGE
ACCESS EASEMENT
The undersigned covenants and agrees that the access easement(s) may be utilized by any person or the general public
for ingress and egress to other real property, and for the purpose of general public vehicular and pedestrian use and
access, and for the Fire Department, Police, and emergency use in along, upon, and across said premises, with the right
and privilege at all times of the Town of Prosper, its agents, employees, workmen, and representatives having ingress,
egress, and regress in, along, upon, and across said premises.
FIRE LANE EASEMENT
The undersigned covenants and agrees that he (they) shall construct upon the fire lane easements, as dedicated and
shown hereon, a hard surface paved in accordance with Town standards and that he (they) shall maintain the same in a
state of good repair at all times and keep the same free and clear of any structures, fences, trees, shrubs, or other
improvements or obstruction, including but not limited to the parking, loading, or unloading of motor vehicles, trailers,
boats, or other impediments to the access of fire apparatus. The maintenance of pavement in accordance to Town
standards of the fire lane easements is the responsibility of the owner, and the owner shall post and maintain signage in
accordance to Town standards in conspicuous places along the fire lanes, stating "Fire Lane, No Parking". The police or
their duly authorized representative is hereby authorized to cause such fire lanes and utility easements to be maintained
free and unobstructed at all times for fire department and emergency use.
LANDSCAPE EASEMENT
The undersigned covenants and agrees that the landscape easement and restrictions herein found forth shall run with the
land and be binding on the owner(s) of the property in this subdivision, their successors and assigns, and all parties
claiming by, through and under them. In the event a replat is requested on all or part of this property, the Town may
require any similar or additional restrictions at its sole discretion. The sole responsibility for maintenance and replacement
of landscape materials thereof shall be borne by any 'homeowners' association hereafter established for the owners of
lots in this subdivision and/or the owners of the individual lots within this subdivision. Such maintenance and replacement
shall be in conformance with the requirements, standards, and specifications of the Town of Prosper, as presently in
effect or as may be hereafter amended. This provision may be enforced by specific performance or by any other remedy
allowed by law. This Landscape Easement shall be void of utilities and other elements unless otherwise approved on the
plat.
DRAINAGE AND DETENTION EASEMENT (ABOVE GROUND DETENTION)
This plat is hereby adopted by the Owners and approved by the Town of Prosper (Called "Town") subject to the following
conditions which shall be binding upon the Owners, their heirs, grantees, successors and assigns: The portion of Kroger
Texas, L. P. and MQ Prosper Retail, LLC tract, as shown on the plat is called "Drainage and Detention Easement". The
Drainage and Detention Easement within the limits of this addition, will remain open at all times and will be maintained in
a safe and sanitary condition by the owners of the lot or lots that are traversed by or adjacent to the Drainage and
Detention Easement. The Town will not be responsible for the maintenance and operation of said Easement or for any
damage to private property or person that results from conditions in the Easement, or for the control of erosion. No
obstruction to the natural flow of storm water run-off shall be permitted by construction of any type of building, fence or
any other structure within the Drainage and Detention Easement, as herein above defined, unless approved by the Town
Engineer. Provided, however, it is understood that in the event it becomes necessary for the Town to erect or consider
erecting any type of drainage structure in order to improve the storm drainage that my be occasioned by drainage in or
adjacent to the subdivision, then in such event, the Town shall have the right to enter upon the Drainage and Detention
Easement at any point, or points, to investigate, survey or to erect, construct and maintain any drainage facility deemed
necessary for drainage purposes. Each property owner shall keep the Drainage and Detention Easement clean and free
of debris, silt, and any substance which would result in unsanitary conditions or obstruct the flow of water, and the Town
shall have the right of ingress and egress for the purpose of inspection and supervision of maintenance work by the
property owner to alleviate any undesirable conditions which may occur. The natural drainage through the Drainage and
Detention Easement is subject to storm water overflow and natural bank erosion to an extent which cannot be definitely
defined. The Town shall not be held liable for any damages of any nature resulting from the occurrence of these natural
phenomena, or resulting from the failure of any structure or structures, within the Easement.
NOTICE: Selling a portion of this addition by metes and bounds is a violation of town ordinance and state law and is
subject to fines and withholding of utilities and building permit.
NO FLOOD PLAIN EXISTS ON THIS SITE
CERTIFICATE OF APPROVAL
Approved this _______ day of __________, 20__ by the Planning & Zoning Commission of the Town
of Prosper, Texas.
_____________________Planning & Zoning Commission Chair
_____________________Town Secretary
_____________________Engineer Department
_____________________Planning Department
NOTICE: Selling a portion of this addition by metes and bounds is
a violation of town ordinance and state law and is subject to fines
and withholding of utilities and building permit.
Agenda Item No. 4e. - Page 1 of 1
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a final plat for Lakes of Prosper, Phase 5, being 127 residential lots on
42.4± acres, located on the west side of the BNSF railroad, 2,000± feet north of Prosper Trail.
The property is zoned Planned Development-8 (PD-8). (D14-0063).
Description of Agenda Item:
The final plat shows 127 single family residential lots. Access will be provided from Prosper
Trail, via Lake Trail Lane. The final plat conforms to Planned Development-8 (PD-8)
development standards and the approved preliminary plat.
Budget Impact:
There are no significant budget implications associated with the approval of this final plat.
Legal Obligations and Review:
The final plat meets minimum development requirements.
Attached Documents:
1. The final plat.
2. The approved preliminary plat.
Town Staff Recommendation:
Town staff recommends approval of the final plat subject to:
1. Additions and/or alterations to the easements on the final plat by the Engineering Department.
2. Town staff approval of the civil engineering plans and landscape plans.
3. Engineering Department approval of all right-of-way dedication, turn lanes, drive openings, street
sections, hike and bike trails and easements, and sidewalks.
4. Town staff approval of all hike and bike trails and easements.
Prosper is a place where everyone matters.
PLANNING
DDY:\01050\01050-05FP.dwg, FP-1, 9/19/2014 12:15:27 PM, cross, Dowdey, Anderson & Associates, Inc., JCRREVISED:STATE REGISTRATION NUMBER: F-399GRAPHIC SCALESEPTEMBER 19, 2014
Y:\01050\01050-05FP.dwg, FP-2, 9/19/2014 12:15:52 PM, cross, Dowdey, Anderson & Associates, Inc., JCRREVISED:STATE REGISTRATION NUMBER: F-399“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”“”SEPTEMBER 19, 2014
Agenda Item No. 4f. - Page 1 of 1
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a final plat for Windsong Ranch, Phase 1C, being 47 residential lots on
18.7± acres, located on the southwest corner of Fishtrap Road and Windsong Parkway. The
property is zoned Planned Development-40 (PD-40). (D14-0064).
Description of Agenda Item:
The final plat shows 47 single family residential lots. Access will be provided from Fishtrap
Road and Windsong Parkway. The final plat conforms to Planned Development-40 standards
and the approved preliminary plat.
Budget Impact:
There are no significant budget implications associated with the approval of this final plat.
Legal Obligations and Review:
The final plat meets minimum development requirements.
Attached Documents:
1. The final plat.
2. The approved preliminary plat.
Town Staff Recommendation:
Town staff recommends approval of the final plat subject to:
1. Additions and/or alterations to the easements on the final plat by the Engineering Department.
2. Town staff approval of the civil engineering plans, landscape plans, screening plans, and a
detailed tree survey.
3. Engineering Department and Public Works Director approval of trees located in the right-of-
way.
4. Town staff approval of staggered front yard setbacks on all lots.
5. Town staff approval of all hike and bike trails and easements.
6. Engineering Department approval of all right-of-way dedication, turn lanes, drive openings, street
sections, and sidewalks.
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 4g. - Page 1 of 1
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Consider and act upon a site plan for Prosper Retail, Block A, Lot 10, on 1.3± acres, located on
the north side of US 380, 1,000± feet west of Custer Road. This property is zoned Planned
Development-25 (PD-25). (D14-0065).
Description of Agenda Item:
The site plan shows a 7,200 square foot retail building/restaurant with drive-through. Access is
provided from US 380 and Custer Road. Adequate parking has been provided. The site plan
conforms to the Planned Development-25 (PD-25) development standards and the approved
preliminary site plan.
Budget Impact:
There are no significant budget implications associated with the approval of this site plan.
Legal Obligations and Review:
The site plan meets minimum development requirements.
Attached Documents:
1. The site plan.
2. The approved preliminary site plan.
Town Staff Recommendation:
Town staff recommends approval of the site plan subject to:
1. Town staff approval of the civil engineering plans, landscape plan, open space plan, and
façade plan.
2. Engineering Department and TxDOT approval of all thoroughfare locations, right-of-way
dedications, driveways, turn lanes, drive openings, median openings, and sidewalks.
3. Fire Department approval of all fire hydrants, fire department connections (FDC) and fire
lanes, including widths, radii, location, and cross-access.
4. Planning & Zoning Commission approval of a final plat.
Prosper is a place where everyone matters.
PLANNING
09/29/2014114389
JOSHUA A. LINCOLN
RKM & Associates, Inc.
&RS\ULJKW)LUP1R)
PROSPER RETAIL - LOT 10 - TOWN OF PROSPER, TEXAS - RKM PROJECT NO. 1048-005SITE PLANSeptmber 29, 2014CIVIL ENGINEER:RKM & Associates, Inc.1700 Alma Drive, Suite 227Plano, Texas 75075Tel. No. (469) 361-1416Fax (972) 361-2485Contact: Joshua A. Lincoln, P.E.OWNER / APPLICANT:PROSPER RETAILLOT 10, BLOCK A1.30 ACRESSITUATED IN THEJEREMIAH HORN SURVEY, ABSTRACT NO. 411TOWN OF PROSPER, COLLIN COUNTY, TEXASRosebriar Prosper Plaza, L.P.P.O. Box 541208Dallas, Texas 75354Tel. No. (214) 902-2287Contact: William R. Hanks"PD-25"56,414 s.f.1.30 Ac.RETAIL / RESTAURANT
REVISED PRELIMINARY SITE PLANVICINITY MAPNTSSITEOWNER / APPLICANT (LOTS 1-4, 6-8, 10):QUAIL LANDING PHASE I, LPP.O. BOX 541208DALLAS, TEXAS 75354-1208214-902-2287 PH214-902-9003 FAXADAM SUMRALLENGINEER:RKM & ASSOCIATES, INC.1700 ALMA DRIVE, SUITE 227PLANO, TEXAS 75075(469) 361-1416 PH(469) 361-2485 FAXROBERT K. MANAOIS, P.E.SURVEYOR:SURVEY CONSULTANTS, INC.903 N. BOWSER RD., SUITE 240RICHARDSON, TEXAS 75081(972) 424-7002 PH(972) 633-1702 FAXDOUGLAS S. LOOMIS, R.P.L.S.SITE PLAN NOTES:PROSPER PLAZATOWN OF PROSPER, TEXASPROSPER PLAZA - PROSPER, TEXAS - RKM PROJECT NO. 1048-001fax (469) 361-2485phone (469) 361-1416RKM & Associates, Inc.1700 Alma Drive, Suite 227Plano, Texas 75075&RS\ULJKW)LUP1R)
PRELIMINARY SITE PLAN
PROSPER PLAZA
TOWN OF PROSPER, TEXAS
PROSPER PLAZA - PROSPER, TEXAS - RKM PROJECT NO. 1048-001fax (469) 361-2485
phone (469) 361-1416
RKM & Associates, Inc.
1700 Alma Drive, Suite 227
Plano, Texas 75075
&RS\ULJKW)LUP1R)
SITE PLAN NOTES:
OWNER / APPLICANT (LOTS 1-4, 6-8, 10):
QUAIL LANDING PHASE I, LP
P.O. BOX 541208
DALLAS, TEXAS 75354-1208
214-902-2287 PH
214-902-9003 FAX
ADAM SUMRALL
ENGINEER:
RKM & ASSOCIATES, INC.
1700 ALMA DRIVE, SUITE 227
PLANO, TEXAS 75075
(469) 361-1416 PH
(469) 361-2485 FAX
ROBERT K. MANAOIS, P.E.
SURVEYOR:
SURVEY CONSULTANTS, INC.
903 N. BOWSER RD., SUITE 240
RICHARDSON, TEXAS 75081
(972) 424-7002 PH
(972) 633-1702 FAX
DOUGLAS S. LOOMIS, R.P.L.S.
Agenda Item No. 5. - Page 1 of 3
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Conduct a Public Hearing, and consider and act upon a request for a Specific Use Permit (SUP)
for a Commercial Antenna, on 5.4± acres, located on the east side of Prosper Commons
Boulevard, 300± feet south of Richland Boulevard. The property is zoned Commercial (C). (S14-
0004).
It is more fully described at the conclusion of the report, but please note staff is recommending
the Public Hearing be continued and the case be tabled to the November 4, 2014 Planning and
Zoning Commission meeting.
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 with a
Specific Use Permit for
Mini-Warehouse
Office / Mini-Warehouse
(Advantage Storage) US 380 District
North Commercial Undeveloped Land US 380 District
East Planned Development-
2-Corridor District Undeveloped Land US 380 District
South
Commercial
Commercial (Mesa’s
Mexican Grill, 380 Family
Dentistry, Subway, State
Farm, Total Care Animal
Hospital, Papa John’s Pizza,
Discount Tire)
US 380 District
West
Planned Development-
2-Corridor District Undeveloped Land US 380 District
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 5. - Page 2 of 3
Requested Zoning – S14-0004 is a request for a Specific Use Permit (SUP) for a Commercial
Antenna on a 100-foot support structure on 5.4± acres, located on the east side of Prosper
Commons Boulevard, 300± feet south of Richland Boulevard. The property is zoned Commercial
(C). The attached SUP Exhibit A shows the boundary of the subject property, including the 553
square foot lease area internal to the site.
Exhibit B depicts,
o the conceptual layout of the lease area, including the 100-foot commercial antenna,
o related antenna equipment,
o equipment canopy at a height of nine feet (9’), two inches (2”),
o an eight-foot (8)’ high masonry screening wall, and
o landscaping.
Exhibit C depicts,
o the details of the screening wall,
o antenna equipment, and
o the equipment canopy
Exhibit D depicts,
o the elevations of the commercial antenna, which is proposed to be painted “Prosper Brown”,
the same color as the elevated storage tank at the southeast corner of First Street and Coleman
Street, and
o the elevations of the screening wall, consisting of brick to match the material of the mini-
warehouse building on the same lot.
Exhibit F depicts the proposed landscaping locations, including three (3) Nellie R. Stevens hollies,
45-gallon, on six-foot centers along the north side of the lease area.
The Zoning Ordinance contains four criteria to be considered in determining the validity of a SUP
request.
1. Is the use harmonious and compatible with its surrounding existing uses or proposed uses?
2. Are the activities requested by the applicant normally associated with the requested use?
3. Is the nature of the use reasonable?
4. Has any impact on the surrounding area been mitigated?
Future Land Use Plan – The Future Land Use Plan (FLUP) recommends US 380 District for the
property. The FLUP indicates the character of US 380 will include wide setbacks, large landscape
buffers, and significant landscaping, in order to protect the visual appearance of the corridor.
Please refer the attached page 56 of the Plan.
Conformance to the Thoroughfare Plan – The property has access to US 380, an existing 6-lane
divided thoroughfare, and Richland Boulevard, an existing 4-lane divided thoroughfare, via
Prosper Commons Boulevard.
Water and Sanitary Sewer Services – Water and sanitary sewer service have been extended to
the property.
Access – Access to the property is provided from Prosper Commons Boulevard.
Schools – This property is located within the Prosper Independent School District (PISD). It is
not anticipated that a school site will be needed on this property.
Agenda Item No. 5. - Page 3 of 3
Parks – It is not anticipated that this property will be needed for the development of a park.
Environmental Considerations – There is no 100-year floodplain located on the property.
Legal Obligations and Review:
Zoning is discretionary. Therefore, the Planning & Zoning Commission is not obligated to approve
the SUP request nor obligated to make a recommendation at its first meeting. Notification was
provided to neighboring property owners as required by state law. As of the date of preparing
this report, Town staff has not received any public hearing notice reply forms.
Attached Documents:
1. SUP Exhibits A, B, C, D, and F.
2. Zoning map of surrounding area.
3. Page 56 of the Comprehensive Plan.
4. Documentation from the applicant.
Town Staff Recommendation:
Staff is concerned with the appropriateness of the request at this location but wants to continue
to evaluate options prior to developing a recommendation for approval or denial. Staff would
appreciate receiving feedback/questions from the Commission during the meeting. This will also
assist the applicant. For the purpose of this meeting, staff recommends the Planning and Zoning
Commission open the Public Hearing to receive comments then continue the Public Hearing and
table the request for a Specific Use Permit (SUP) for a Commercial Antenna to the November 4,
2014 meeting.
S14-00 04
Verizon Wireless Site
C
O
C
CORPD-2
CORPD-2
MFPD-2
SF-10PD-6
CS-4
CS-2
OS-8
CS-2/S-4
E UNIVERSITY DR
RICHLAND BLVD RICHLAND BLVD
PROSPER COMMONS BLVD0 125 250 375
Feet
1 inch = 250 feet
56
Comprehensive Plan
Town of Prosper
COMMUNITY CHARACTER
Highway 380
Land Use
Of the three major corridors, Highway 380 contains the
longest stretch of potential development. Generally
speaking, land uses along the Highway 380 Corridor were
seen to be more commercial in nature. Unlike Preston Road
and the Dallas North Tollway, big-box retail scored relatively
well along Highway 380, in addition to office, hotel uses,
retail centers and service uses, such as a gas station and fast
food restaurant. Similar to the other categories, industrial
uses, including warehouses, were not seen as a highly
appropriate use along the Highway 380 corridor. Due to the
length of the corridor, a variety of land uses will be located
along the corridor. Typically speaking, retail and service
establishments will locate adjacent to Highway 380 and
along major intersections, in a nodal pattern of activity.
Such uses capitalize on higher traffic counts and require a
higher degree of visibility. Big box uses may also be located
along the corridor, but pad sites should be located adjacent
to Highway 380 to capitalize on visibility and pass-by trips.
Residential uses, such as patio homes, snout homes and
townhomes and brownstones may be located within this
district. Such uses will likely be used as a buffer between
more intense uses along Highway 380 and lower intensity
residential neighborhoods to the north. Such uses may also
be located mid-block, reserving major intersections for retail
and commercial uses.
Character
The character of Highway 380 will be much more
commercial in nature. Wide setbacks with large
landscape buffering will protect the visual appearance of
the corridor, while still allowing more intense
commercial land uses to operate. Big Box retailers may
be permitted, but they should be designed to the highest
possible quality, incorporating significant landscaping,
high quality materials, such as stone and brick, and
should contain architectural enhancements and building
articulation.
Medium and high density residential options may be
included within the Highway 380 corridor but such uses
should be carefully designed to protect, enhance and
buffer low density neighborhoods to the north from
more intense development along Highway 380.
Confidential and proprietary materials for authorized Verizon personnel and outside agencies only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement.
Prosper South Coverage
Before and After Plots
August 13th, 2014
Confidential and proprietary materials for authorized Verizon personnel and outside agencies only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement. 2
Before
Confidential and proprietary materials for authorized Verizon personnel and outside agencies only. Use, disclosure or distribution of this material is not permitted to any unauthorized persons or third parties except by written agreement. 3
After
To: Planning & Zoning Commission
From: John Webb, AICP, Senior Planner
Through: Hulon T. Webb, Jr., P.E., Executive Director of Development and
Community Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
Agenda Item:
Conduct an annual review of the Town’s Comprehensive Plan with respect to current conditions
and trends.
Description of Agenda Item:
The Comprehensive Plan recommends, at one-year intervals, a periodic review of the Plan with
respect to current conditions and trends. Such on-going, scheduled evaluations will provide a
basis for adjusting capital expenditures and priorities, and will reveal changes and additions that
should be made to the Plan in order to keep it current and applicable long-term.
The annual review of the Town’s Comprehensive Plan, which is attached for review, has been
prepared by Masterplan, and includes an Executive Summary, Introduction, and Review section
outlining the opportunities and threats of the following; the planning context, community vision,
community character, transportation plan, economic analysis, infrastructure assessment, and
implementation plan. The annual review also proposes a series of recommendations.
Budget Impact:
There are no significant budget implications associated with an annual review of the Town’s
Comprehensive Plan.
Legal Obligations and Review:
Terrence Welch of Brown & Hofmeister, L.L.P., has reviewed the annual review of the Town’s
Comprehensive Plan with respect to current conditions and trends.
Attached Documents:
1. The annual review of the Town’s Comprehensive Plan with respect to current conditions and
trends.
Town Staff Recommendation:
Town staff recommends the Planning & Zoning Commission conduct an annual review of the
Town’s Comprehensive Plan.
Prosper is a place where everyone matters.
PLANNING
Agenda Item No. 6. - Page 1 of 1
Town of Prosper Comprehensive Plan
An Annual Review of the Plan with Respect to
Current Conditions and Trends
September 13, 2014
Prepared By:
Dallas Cothrum, Ph. D.
Karen Wunsch, AICP
Executive Summary
The Prosper Comprehensive Plan serves as the Town’s guide for development-
related policy decisions. Although the planning process and various components
of the Plan are not uncommon, several characteristics unique to the Town of
Prosper are highlighted throughout the Plan. The most significant theme relates
to how Prosper can best prepare for what is anticipated to be a period of rapid
population growth and corresponding land development, so that the fully
developed Prosper of the future retains many of the characteristics that the
community values today.
As with any comprehensive plan, the Prosper Comprehensive Plan is intended to
be a dynamic, flexible, and adaptable guide. The Plan suggests that an annual
review of the document be conducted to ensure that it stays relevant during this
period of rapid development activity. This supplement to the Plan summarizes
the findings of the document within the context of current market conditions and
evolving trends.
As an active participant in the development industry, Masterplan often
spearheads land use negotiations with municipalities and other governmental
entities on behalf of developers. This perspective provides consideration of the
goals and objectives of the Plan from a developer’s point of view, and it offers
regional examples of potential opportunities and threats that Prosper may
encounter as it strives toward plan implementation.
The community vision focuses on Prosper maintaining a rural character, despite
experiencing rapid population growth. One interpretation is that residential areas
will have a small town feel that speaks to the Town’s rural roots through large lots
and openness, while the primary transportation corridors will be denser and
result in a much different development pattern than exists in the Town today. The
visioning process also recognized the importance of having a variety of land
uses, which diversifies the tax base and prevents the Town from relying too
heavily on single-family residential property owners for revenue.
After exploring the seven sections of the Plan and identifying opportunities and
threats given current market trends, recommendations were formulated to help
guide development towards the community’s desired vision. These
recommendations focus primarily on concentrating retail and mixed-use
development projects along the Dallas North Tollway and US 380 corridors,
protecting the quality of large lot single-family residential land uses, and
implementing policies of collaboration and data collection that will facilitate future
planning initiatives and the Town’s responsiveness to community needs.
Specifically, the recommendations include:
i
• Revise the current Zoning Map to be consistent with the Future Land Use
Plan. A significant component to this exercise is to evaluate the
appropriateness of Planned Development Districts, particularly zoning
districts more than five years old that have not developed. The Town
should feel empowered to initiate zoning conversations with developers
when the existing development plan is no longer appropriate.
• Facilitate desired development patterns within the Dallas North Tollway
and US 380 corridors by ensuring that zoning regulations encourage
desired development projects and prohibit undesirable projects. A healthy
Town economy requires a variety of land uses that contribute to the tax
base. The corridor areas are appropriate areas to concentrate mixed-use
projects and land uses other than large lot residential subdivisions. In
addition, the Town should give careful consideration before rezoning
additional sites for neighborhood service retail beyond what is already
proposed on the Future Land Use Plan. Perpetuating a surplus of retail
uses may result in lower end finish-outs and less desirable retail tenants.
• Ensure that current zoning regulations and Town policies allow for mixed-
use development opportunities without over-saturating the market. In
particular, evaluate mixed-use development standards. Many mixed-use
projects have failed, and often multistory mixed-use projects are not
successful - even in desirable locations. Some scrutiny must be given to
ensure successful mixed-use projects, not just a mixture of uses. Within
the region, there exist numerous resources that should be consulted in
order to identify best practices and lessons learned that will allow Prosper
to achieve high-quality, successful projects.
• Establish a community benchmark questionnaire that helps planners and
Town administrators understand how residents and their opinions change
over time. The data collected will be beneficial to future planning studies,
and it will assist the Town in responding to and anticipating the changing
needs of the community.
Perhaps most importantly, the Town should actively foster ongoing relationships
with community partners such as the Prosper Independent School District and
the Economic Development Corporation. Collaborative planning efforts will
strengthen each of the three entities and therefore the ability of Prosper to
prepare for growth and attract the high quality development projects envisioned
in the Comprehensive Plan.
ii
Introduction
The Town of Prosper contracted with Masterplan, a land use-consulting firm, to
review the Town’s Comprehensive Plan. Masterplan has extensive experience
representing land development interests in the region and throughout the state.
This market-driven, private sector point of view provides a different perspective
for evaluating the Prosper Comprehensive Plan and developing
recommendations for implementing the Plan.
As with most comprehensive plans, the Town of Prosper’s Comprehensive Plan
is intended to serve as a flexible guide for growth and development. Plans must
be flexible enough to work within the market, yet strong enough to manage
competing interests. The plan must foster a spirit of community while allowing for
and guiding growth. Periodic reviews of the Plan provide another tool for plan
implementation, and Plan maintenance helps the document remain up-to-date
and relevant.
A central theme of Prosper’s Comprehensive Plan involves preparing for non-
residential growth that will diversify land use within the community as well as
strengthen the tax base. Retail uses represent a significant component of
anticipated new development. As emphasized in the Plan, retail development
should be strategically located, well designed, and of high quality. However, the
community must also recognize that the retail market is evolving along with
consumer shopping habits, and development trends experienced in neighboring
communities may not necessarily be applicable to Prosper’s development boom.
The retail industry has seen considerable changes over recent years. Although
the Dallas-Fort Worth market has climbed above 90 percent occupancy for retail
in anchor-type shopping centers for the first time since 2004. It does not appear
to be a trend. The region has 187,987,318 square feet of retail in shopping
centers over 25,000 square feet. The Metroplex has done much better than most
parts of the country. One important reason is the increase in density fueled by
significant multifamily development. Municipalities can no longer separate
residential planning from commercial.
Prosper must evaluate how much successful retail it can construct and have
citizens patronize. A number of troubling trends are changing commercial
property. Shopping and eating habits are rapidly changing. In 2010, there were
33 billion retail visits to stores during the holiday season. This number has
dropped to 17.6 billion visits during the same November to December time period
in 2013. As a result, retailers are building far fewer shopping centers. In 2010,
there were 310 million square feet of new retail space opened nationally; in 2013
the number declined to 43.8 million square feet. To compound the problem,
stores of popular retailers have closed. The Gap, JC Penney, Sears, Macy’s, and
Best Buy have all closed numerous stores. Previously, these were institutional
1
lions capable of anchoring shopping centers, and they consistently focused on
expansion.
During the previous decade, developers shifted shopping trends from malls to
power centers. Now, consumers are driving the market and they have decided
that the Internet is ascendant. This is no longer a trend but a reality. Online sales
once again doubled during the 2013 holiday season. Retailers had half the traffic
that they did just three years ago. This change in shopping habit is impacting
other commercial property sectors.
Municipalities also need to watch emerging changes in restaurants. Casual
dining concepts struggled prior to the recession and continue to post marginal
numbers. One recent study contends that the concepts are too familiar and not
dissimilar from one another. Sales in casual dining have remained stagnant and
are now below inflation levels. These concepts now feature value dining menus
that have reduced average customer tickets to $12.42. Unfortunately, value
menu options, however, are essential to generate store traffic. The rise in fast-
casual concepts also continues to eat into the sit down dining sector. Importantly,
the fast-casual concept typically takes far less space. Interestingly, the per
person average at Chipotle compares quite favorably at $11.30.
City planners must actively understand the market and adapt to emerging trends.
Likewise, a community must interact with staff from various departments to
ensure a range of development. This review attempts to make use of real world,
real estate based priorities and understand them within a planning framework.
Masterplan typically represents developers and works as an agent of change at
the “tip of the spear.” This knowledge and interaction with developers and their
tenants provides perspective often not embraced in comprehensive planning
exercises.
2
Review
The Prosper Comprehensive Plan establishes a vision for the community’s future
and serves as a guide that will help direct development and policy decisions
toward achieving a desirable future. The Plan is organized into seven sections
which include: Planning Context, Community Vision, Community Character,
Transportation Plan, Economic Analysis, Infrastructure Assessment, and
Implementation Plan.
A brief synopsis of each Plan section is provided for reference as well as
observations that have been categorized as either “Opportunities” or “Threats.”
These observations are intended to focus attention on key topics and facilitate
additional discussion of potential vulnerabilities or omissions of the Plan.
Exploring these topics in greater detail highlights areas of the development code
that need improvement and provides a foundation for establishing a plan
implementation strategy that includes recommendations for next steps.
In general, the “Opportunities” listed are concepts presented in the Plan that
seem particularly important or relevant to successful plan implementation and
achieving the vision created during the planning process. In some cases, the
opportunities are points that speak to the Town’s character currently or as it
hopes to be in the future. Consideration of Prosper’s opportunities for a vibrant
future is also provided within the context of the larger region in which it is located.
The proximity of Prosper to surrounding communities with similar experiences
provides confidence in recognizing trends and preparing for the future.
“Threats” refer to topics that are perhaps vague or not easily understood by
someone who did not participate in the original planning process. Threats in this
context also represent external factors and local conditions that, if not addressed,
could result in undesirable development patterns or an overall community
character that is different from what is envisioned. Emerging national trends
create concern for the ability of the Town to adapt to new and changing
philosophies that may limit the potential for successful development projects. The
digital age continues to influence American lifestyles and impact the way people
live, work, and play. Ultimately, these changes affect the landscape of the built
environment by altering needs related to housing, retail, office, and recreational
uses.
3
Planning Context - This chapter provides a discussion of the justification for
planning from both a legal and practical standpoint. The section includes a
thorough examination of the existing local and regional conditions that will
influence Prosper’s future. The most significant characteristic of the existing
community is that the Town is experiencing rapid growth that will likely continue
for the next ten to twenty years. This provides exciting opportunities that may
galvanize a community and create a unique sense of place, but only if the
“threats” to this vision are recognized and mitigated.
The City of Plano provides an outstanding example for communities to both
replicate and avoid. The city stands as a national example regarding rapid
growth. In 1960, Plano remained a rural community that had not seen any
substantive benefit from World War II post-war boom. Community leaders,
however, recognized the city was poised to grow. By 1970, the city had a
population of 17,872. The city planned a number of public works projects,
acquired right-of-way, and, perhaps most importantly, did significant planning to
prepare for the 1980s. The city also built a number of excellent city facilities and
planned locations for others. The decision to locate the city hall in downtown has
proven effective, especially with the advent of mass transit. By 1980, the city had
a population of 72,000 and a national reputation for keeping up with the growth
and having a quality community. The city reported population growth to 128,713
in 1990 and 222,030 to close out the century.
Plano sustained high-quality growth over a long period because of several
factors. First, the city had strong leadership and longtime community members
that helped identify and maintain a distinct character. Second, the city instituted
rigid financial controls that remain in place. Of Texas’ largest cities, Plano has the
lowest per capita debt at $1,371. Third, the city attracted a number of corporate
headquarters. Likewise, high-paying and well-educated employees followed
these businesses to Plano. In part, they stayed in the community because of the
quality of schools. Today the community has a median income of $82,901.
Plano thoughtfully made sound planning decisions. The city elected to participate
in Dallas Area Rapid Transit. Today the downtown area has an urban feel that is
bolstered by mass transit and a variety of housing stock that provides density.
The city has also had strong commitment in planning from staff that has
remained in place for many years as well as committed elected and appointed
officials.
The city also provides a valuable perspective of what to avoid. Plano suffers from
bimodal distribution in terms of an East and West split. The newest retail and
most expensive homes are in the west along the Dallas North Tollway corridor. In
contrast, the east, situated along North Central Expressway, suffers from vacant
retail and lower home values. The city has too much retail and faces expanded
competition for spending dollars on every side. Its earlier dominance of retail has
4
been tempered in the last decades. In fact, the city now has instituted a retail
pruning initiative.
Opportunities
The Prosper planning area contains a significant amount of vacant land.
An estimated eighty percent of the Town’s twenty-seven square miles is
undeveloped. With such a large proportion of Prosper’s land projected to
develop in a short amount of time, there is an opportunity for the creation
of a cohesive community comprised of land uses and design styles that
complement each other. In Prosper, issues such as promoting infill
development or encouraging redevelopment of sites are less important
than in other communities. This allows for planning efforts and
infrastructure improvements to focus on encouraging quality new
development.
Prosper’s projected growth trend resembles the development explosion
witnessed in surrounding communities over recent decades. The
experiences of municipalities such as Frisco, Allen, and Plano provide a
resource to Town administrators, elected officials, and citizens of lessons
learned and examples of policies to emulate as well as things to avoid.
Exploring the experiences of other rapidly growing communities may help
Prosper officials with effective decision-making as it prepares for an
extended period of rapid growth.
Although each resident has his or her own reason for living in Prosper, it
appears that currently the biggest draw for people settling in the
community is the opportunity for a large home on a large lot. As Prosper
grows, the reasons for moving to Prosper will likely evolve. Eventually, the
proximity of housing to jobs and retail may motivate people to reside in
Prosper, but it seems clear that the Plan is intended to preserve the
identification of Prosper as a community of large homes and large, rural
lots.
Prosper has many positive attributes working in its favor. Key among
those, as with any discussion of real estate, is location. Prosper’s location
positions the Town as the next frontier of the expanding Dallas-Fort Worth
region. The center of the Metroplex (previously downtown Dallas) has
shifted to LBJ and the Dallas North Tollway. This trend will continue with
Highway 121 and the Dallas North Tollway becoming the regional hub in
the future. The concentration of the largest retail project of the decade in
Nebraska Furniture Mart as well as the relocation of Toyota illustrate that
this shift is in progress. Not only does this position the Town for growth,
but the location also provides the Town with numerous planning resources
5
not only in the form of regional planning studies and statistical data, but
also in the form of experience by other planning professionals in
accommodating the needs of a rapidly growing community.
Threats
The largest threat to achieving the community’s vision is missing
opportunities for quality development as described in the Plan and
anticipated by residents. In fact, residents will expect the timely addition of
development that aligns with their tastes and interests. Failure to provide
these can result in citizen dissatisfaction. Missed opportunities could come
in the form of development projects that fall short of the community’s
expectations, if the types of development that the Town is planning do not
occur at the scale, quality, or rate that is predicted, or when projects locate
just outside the Town limits. The desire for a full service, upper end
grocery store currently is a good example.
Rapid development can easily lead to reactionary planning and
administrative processes. The responsibility of juggling heavy caseloads
and high volumes of permitting, zoning and subdivision applications could
interfere with initiating corrective zoning measures until, of course, a
development application is filed for a use that is undesirable at a particular
location. Incorporating a specific plan implementation strategy into
departmental work programs will assist staff in effectively guiding future
development while managing current development review cycles. Town
staff and elected and appointed officials must not practice exclusionary
planning by only responding to development requests on a case by case
basis without regard to big picture thinking. Similarly, a community can
become paralyzed by only knowing what it does not want.
Like the Town of Prosper, the Prosper Independent School District faces
challenges associated with accommodating rapid growth. If the school
district is not able to provide an adequate supply of quality schools and
teachers, residents and high quality land uses most likely will not be
attracted to the community. It is vital that there is an open and continuous
dialogue with the school district regarding land use assumptions and
population projections in order to adequately predict student population
growth. As witnessed in many communities and especially lately in Frisco,
locating new schools and changing attendance zones can create
community stresses that can spill into municipal activities, too.
The high density residential components of proposed mixed-use projects,
for instance, require additional study to better understand how such land
uses will factor into future student population projections. Typically, mixed-
use projects attract households with fewer school aged children, but that
assumption may be offset by Prosper’s exurban location. A collaborative
6
relationship with the school district is key to understanding how the
proposed growth scenario and Future Land Use Plan will impact the
student population and facility needs for the school district.
Consideration of the tenure of citizens who participated in the planning
process is necessary. The assumption is that the most of the active
community leaders are newcomers that moved to Prosper within the last
ten years or so. Sometimes residents of changing communities are
excited and eager for new development to occur. Other times, residents
seem more apprehensive about change. It is also interesting to consider
that the opinions of long-time residents may differ from those of newer
community members. It might prove useful to track the changing opinions
of residents over time. A community survey provides a method for
establishing benchmarks that describe current opinions and identifying
potential changes in attitude about development and land use. Monitoring
changing attitudes about important issues will allow for those topics to be
more easily accommodated by future planning processes.
Although Prosper welcomes many new residents each year, long-term
residents of the community may serve as an important community
resource. Given Prosper’s rural farming roots, families with generational
ties to the community would be expected to have large land holdings with
significant acres of contiguous land for development. Perhaps a historic
Prosper family could be motivated to participate actively in planning and
development issues with the intent of creating a legacy project within the
Town. A consideration of the eagerness on the part of homeowners as
well as specific segments of the community for new development projects
may assist the Town in prioritizing implementation strategies.
Another area of concern relates to the large number of Planned
Development (PD) Districts that were enacted several years ago but never
developed. It is possible that some of the older PD Districts reflect
development proposals that are out-of-date, no longer appropriate, or not
feasible given current market conditions. In addition, these outdated PD
Districts complicate population and land use projections. If the proposed
densities are no longer realistic, the assumptions used for planning Town
services and the ultimate land use mix is skewed, and the results are less
accurate. If the development proposals outlined within the adopted PD
Districts are no longer desirable, implementation of the community vision
is certainly more challenging. Although a difficult task, renegotiating these
agreements must be explored.
The first step would be a general assessment of the risks and rewards
associated with individual agreements. Obviously, the legal implications of
renegotiating previously approved zoning conditions would need to be
considered as well as the impact that this initiative would have on Town’s
7
reputation and perception by the real estate community. If the decision to
re-evaluate existing PD Districts is made, a process approach could be
based on the age of the PD District, the location, the density, or some
other criteria that would allow for a prioritization of the sites rather than
tackling all of the PD Districts at one time. Discussions to determine the
appropriate strategy should involve representatives from the Town’s
administrative team, planning department, and Town council.
Community Vision - The visioning process utilized an appointed advisory
committee of residents and business owners, some with past or present Council
experience. The public participation process resulted in the generation of six
community goals. The common theme of these goals is a dichotomy of preparing
for high-quality growth while maintaining a rural, small-town image.
Opportunities
Establishing a community’s vision for the future is a difficult task. It is easy
for people to describe what they do not like, but imagining development
types that are attractive, functional, and feasible is a much harder
exercise.
Perhaps even more valuable than the adoption of a comprehensive plan is
the process of planning itself. As a community, working through the steps
necessary to produce a comprehensive plan establishes communication
channels between residents and businesses, and the elected officials and
staff who work to serve the needs of the community. Participating in a
planning process focuses attention on the concerns of the community, and
establishes a common ground for understanding existing conditions and
the direction in which the community is headed. Maintaining this ethos
after adoption is challenging and rarely occurs.
In addition to the residents and business owners that participated in the
planning process, the Plan mentions attendance by representatives of the
development community at Comprehensive Plan Advisory Committee
meetings. If representatives were active participants in the planning
process and not merely observers attending on behalf of real estate
interests, those people may be key to opening a dialogue with specific
developers interested in participating in future plan implementation
projects. The Prosper Developers Council is an appropriate avenue for
pursuing this dialogue.
8
As with any plan, development proposals that are inconsistent with the
Comprehensive Plan and Future Land Use Plan will be encountered. The
Plan should guide the decision-making process, but as a guide it is not
inflexible. The Plan suggests several questions to consider when
evaluating a development that does not reflect the Future Land Use Plan.
In such instances, the additional evaluation may result in a higher and
better use than originally envisioned for that specific location. Market
conditions and real estate opportunities will lead to adjustments to the
Plan. It is appropriate for a comprehensive plan to be flexible when well
justified and based on reasons that are supported by the planning process
including a good understanding of new opportunities, existing conditions,
market shifts, and the intent of the community.
Threats
Using photographs to facilitate discussion during a visioning process is a
common exercise, but there is concern with the results of the Visual
Character Survey. Focusing too much attention on pictures of what has
worked well in other communities may not be an appropriate method for
determining the most appropriate use for Prosper. It also fails to fully take
into account changes in the market, especially with respect to retail. It
could be perceived as an exercise in identifying what is popular at the
moment and not what is best or even realistic. It is important for the
community to evolve into something genuine that establishes the Town’s
market niche rather than copy another community’s success story.
Otherwise, the Town becomes “Disney-like” and never creates its own
identity. Even worse, the community loses the character that makes it
special to residents and visitors and becomes “just another bedroom
suburb.”
Another issue with the Community Vision is that it is unclear how the
participants envision maintaining a small town feel as the community
braces for continued rapid growth and proposed large scale retail and
mixed-use development projects. For example, not enough parking
downtown is often a characteristic of small towns, but it is unlikely that is
the kind of small town feel that Plan participants envision or that national
retailers would accept. Future revisions to the Plan should clarify the intent
of statements describing a small town feel to avoid sounding like the
community is against development.
Protecting the quality and integrity of Prosper’s neighborhoods is
interpreted to mean that single-family residential uses should be protected
from impact by non-residential land uses. Zoning is a tool for separating
incompatible land uses and mitigating potential conflicts between uses,
9
but zoning is only effective if it avoids land use conflicts before the conflict
is created. With approximately eighty percent of the Town’s land
undeveloped, new development cannot avoid changing the Town’s
landscape, which in some cases will impact existing neighborhoods. The
open fields and ranches that exist today will eventually develop. In fact,
the future prosperity of the Town depends on it. If the proposed future
development does not occur, the Town will have an insufficient tax base,
resulting in lesser Town services and ultimately reduced home values and
an exodus of well-paid and well-educated professionals. The economic
strength of the Town is dependent on a tax base of both residential and
non-residential uses. Citizens must recognize that undeveloped tracts will
eventually undergo development, and Town leaders have the difficult task
of tempering citizen comments with the need for a balanced tax base.
Ultimately, achieving the community’s vision of high quality development
depends on having the tools (zoning and development standards) that
prohibit undesirable uses or uses at the wrong location. Proper zoning
encourages desirable development patterns by controlling uses and
providing confidence in the compatibility of future development. The
Town’s experienced staff and a well trained, long-tenured, largely
apolitical Planning and Zoning Commission provide components to
resolving zoning and land use issues and preparing for future
development opportunities. Cultivating institutional knowledge of these
issues is critical.
Community Character - This section provides definitions, descriptions, analysis,
and images of land use recommendations proposed on the Future Land Use
Plan. The residential density ranges within the Prosper Comprehensive Plan are
much less dense than densities traditionally described in other communities. This
is reflective of Prosper’s character, and the Town’s desire to preserve that
characteristic. It may, however, result in higher per capita costs for basic
municipal services, including water, sanitary sewer, storm sewer, and garbage
collection.
However, for a community with a strong low density rural vision the Plan
recommends a significant amount of multifamily within mixed-use developments.
These areas are not located near employment centers, an urban core, transit or
other uses that traditionally encourage multifamily and mixed-use projects.
Typically, mixed-use projects offer a solution for bringing together residents and
businesses within a compact environment that is influenced by high land prices
or limited land availability. Presently, these market forces do not exist in Prosper.
10
Opportunities
The character of Prosper’s large lot, single-family residential subdivisions
is well established, but there is an opportunity to promote housing options
that meet the needs of residents with different housing preferences. This
can complement and enhance large lot subdivisions, not marginalize
them. The community should recognize that not everyone wants or needs
a large home on a large lot. For example, grandparents of Prosper
residents, young adults returning from college, service professionals such
as teachers, police officers, and fire fighters all contribute to a healthy
community, but the size and maintenance requirements of a large home
and a large lot may not be desirable. Similarly, the housing needs of
people change over time. Ideally, there would be alternatives within the
community that would be attractive to current residents as they age or as
their needs change.
The proposed Town Center District that includes public space, existing
structures, and future large-scale mixed-use development seems an ideal
solution for bringing together the community’s desire for social spaces in
which to interact and enjoy a small town atmosphere. This area is located
within Tax Increment Reinvestment Zone (TIRZ) Number 1, which
provides additional funding alternatives for public infrastructure
improvements and community enhancements.
Threats
The biggest obstacles to achieving a community characterized by high
quality development is being unrealistic about what is feasible or
perceiving a development proposal as being high quality when it is not.
The Plan’s emphasis on mixed-use and loft-style apartments seems
unrealistic until additional single-family styles of housing are developed
that provide additional rooftops and heighten the demand on undeveloped
tracts.
Although ironic given the desire for large lots, vertical mixed-use is
indicated as being preferred over horizontal mixed-use by Prosper
residents. Sometimes communities realize too late in the development
process that existing codes are not conducive to mixed-use projects. It is
important to confirm that the Town’s Building Code and Fire Code will
accommodate residential and non-residential uses within the same
building.
Zoning and development regulations should be in place that will
encourage development projects proposed for corridor districts, not just
11
prohibit unwanted development. The mid-rise office buildings and mixed-
use loft-style apartments with parking garages described in the Plan may
not be a developer’s first choice with such an abundance of land available
for development. Although structured parking offers many benefits over
surface parking lots such as better walkability, reduced heat island effect,
and lower stormwater run-off, market prices may not allow for a
development to recoup the cost of structured parking, which is generally
about four times the cost of surface parking. Development incentives or
other tools for discouraging more traditional suburban products that are
less expensive to develop may be needed. Examples of ways to
incentivize structured parking within mixed-use developments include
offering a density bonus that allows a developer to provide additional
square footage, building height, or residential units to offset the cost of
structured parking, or allowing for a reduction in the number of required
off-street parking spaces when a portion of on-street parking is available
within a mixed-use scenario.
The Plan proposes livability guidelines that include a recommendation to
provide for a range of housing types in Prosper. Except for the overview of
housing types provided within this section, most of the emphasis is placed
on large lot homes and mixed-use loft-style apartments within special
corridor districts. More emphasis on accommodating other types of single-
family residential housing styles such as patio homes and zero lot line
homes will help realize the “livability” objectives outlined in the Plan. The
US 380 and Town Center Districts support these uses, and when located
within appropriate areas these residential options allow efficient use of the
land, without sacrificing quality.
A disproportionate amount of large lot subdivisions results in a uniformity
of land uses, and it allows fewer housing options for entry-level buyers,
young couples, empty-nesters, or older residents. If the assumption is that
most residents within subdivisions comprised of lots over 10,000 square
feet are members of households with school-age children, then the result
is a community without much range in age among property owners. As
these households become empty-nesters themselves, this could have a
significant financial impact as many residents age out of their homes or
the school district at about the same time, which may negatively impact
property maintenance, tax revenues, and school bond referendums.
Furthermore, large lot subdivisions can contribute to poor connectivity
issues, if the design isolates areas from other neighborhoods, schools,
parks, and services, and it requires residents to rely on the use of
automobiles. Youth and elderly populations in particular benefit from safe
and effective non-auto related transportation alternatives. A reliance on
the automobile creates an auto-centric community that needs large
12
parking areas and encourages auto-oriented land uses such as fast food
restaurants.
The proposed 5,000 units of high density residential use will complement
the lower density residential developments, while mitigating some of the
negative impacts commonly associated with sprawl. As development
occurs, it is appropriate for the Town to re-evaluate the target proportion of
residential densities, and if necessary adjust the proposed Future Land
Use Plan to encourage a healthy local economy.
In addition to residential character, there exist vulnerabilities to the
character of nonresidential development. The community wants to
discourage cookie-cutter strip development patterns. Therefore, it must
regulate proper design and building orientation. Further, future Town
facilities must be constructed at high levels of execution. The Town must
set a standard of good development as future public projects are realized.
Land use is the product of both form and function. Building design and
orientation of shopping center developments throughout the Town should
give consideration to establishing a proper interface with residential
developments if the high quality retail development products proposed in
the Plan are to be realized. Emphasis should not be given to particular
tenants, which may change over time.
Transportation Plan - The basis for this Plan section is the 2010 Thoroughfare
Plan, which establishes a traditional grid network for the Town. Fundamental to
this approach is the identification of key corridors within the community. Specific
north-south and east-west roadways are identified by name.
Opportunities
In general, projections for the 2035 traffic volumes indicate that all
proposed 2035 roads within the Town are forecasted to operate at
acceptable levels of service with the exception of Preston Road and US
380. The anticipation of future issues with these roadways will encourage
the Town to make necessary improvements. Prosper is fortunate in that it
benefits from other planning initiatives including North Central Texas
Council of Governments (NCTCOG) regional studies and plans as well as
the Collin County Mobility Plan.
In addition to the street system, the Parks Plan proposes a trail system
that is recognized as important from both a mobility standpoint and a
13
recreational standpoint. Parkland dedication requirements seem to be an
effective tool that allows for the Town to adequately prepare for extensions
to the trail system.
Threats
Consistency between local and regional transportation plans is important
in order to better compete for federal transportation funds. It is key for the
Town to have representation at regional planning initiatives to avoid
inconsistencies at the regional and local planning levels. Validation of local
projects by regional plans may help secure funding opportunities.
Limitations on federal transportation funds that impact state and regional
transportation budgets may affect the timing of improvements that are
necessary in order to maintain traffic flow at adequate levels of service
throughout Town. It is important to consider how the Town might be
impacted by national funding issues, and then seek solutions that reduce
reliance on outside government sources for infrastructure improvements.
Economic Analysis - Provides a financial justification for future land use
recommendations provided in the plan. The analysis calculates future retail
demand based on current household spending estimates and land use capacity
projections, although not all retail zoning will necessarily result in retail
development. Those estimates are then used to compare projected sales tax and
ad valorem tax revenues with estimated per capita expenditures.
Opportunities
The Plan provides for more than enough land to accommodate retail
demand. However, an overabundance of retail use should be avoided.
Nodal retail activity should be concentrated at primary intersections, and
the “four corner” principle should be avoided to reduce the possibility of an
oversupply of retail acreage. The challenge is determining and
encouraging appropriate development at the other corners of an
intersection. Recognize that Prosper’s traditional large-lot neighborhoods
may not be appropriate at these locations because of incompatible rear
yards and other site design issues. Other single-family residential styles or
institutional uses, however, may complement non-residential uses quite
well.
14
The economic analysis discusses the Town’s ultimate sales tax potential
being dependent on the ability to attract high quality retail establishments
that provide a regional destination. It might be beneficial to identify where
regional shoppers will be drawn from since there is an abundance of retail
destinations located within communities to the south and east.
Determining the needs of future shoppers may help Prosper identify a
niche within the region.
Threats
Current zoning allows for approximately 2,900 acres of retail use.
However, the economic analysis recommends 346 acres of retail use at
build-out, while the Future Land Use Plan accommodates an estimated
757 acres of retail use. The assumptions used for these analyses should
be revisited often and adjusted accordingly, which will provide greater
confidence in the land use recommendations of the Plan. Placing too
much confidence in the ultimate “Tax Gap Surplus” estimates should be
avoided. Consequences of an oversupply of retail could include vacant,
underutilized land, lower rental rates leading to undesirable uses,
pressures for more multifamily residential uses, and blighted corridors.
Prosper, like other communities, must stay aware of the changing
landscape of retail in America. With increases in online shopping showing
no sign of reversing, it is reasonable to expect that there will be less of an
emphasis on traditional brick-and-mortar stores. Many large retailers are
not only reducing the number of new store openings, but some retailers
also plan to close large numbers of underperforming stores. As online
retailing continues to reduce the need to develop physical store locations,
more attention should be paid to encouraging development of other types
of non-residential uses.
The Plan fails to assess Frisco’s regional retail hub status. Prosper must
balance skepticism and optimism when it comes to retail development.
The previous cycles experienced by Plano, Allen, and Frisco may or may
not be applicable to Prosper. The commercial sector has witnessed a
paradigm shift in many regards. These must be accounted for and
constantly monitored. Town staff must work outside of a silo and be
interactive and cooperative with economic development to evaluate
shifting trends. The Town of Prosper should embrace that a paucity of
retail creates a better and more competitive environment. By creating a
market cascade, where citizens see a thriving and busy center, the Town
could prosper from less retail space, rather than more. Too much retail
dilutes the pool of attractive users.
15
It is important to give careful consideration to promoting retail uses at the
right locations. Following the laws of supply and demand, an
overabundance of retail use should be avoided in order to keep the values
and quality of development high. This is particularly important as retail
continues to evolve in response to the growing online retail market.
However, the demand for perishable food goods and localized personal
services cannot be fully replaced by Internet shopping. Prosper residents
identified an upscale grocery store as one of their top priorities along
Preston Road, which will reduce the amount of sales tax dollars that Town
residents divert to other communities and instead allow that revenue to
serve the growing Town.
The Dallas-Fort Worth market has climbed above 90 percent occupancy
for retail in shopping centers with 25,000 square feet or more for the first
time since 2004. While this is a positive sign, it is not, however, a trend.
One reason shopping centers in the region are on the upswing is a
dramatic increase in multifamily. The Town needs to evaluate the role high
density residential use plays in shaping and assisting retail. Should the
Town not participate in this trend, it may find that retail will be harder to
attract. At the very least, Prosper must realize there are few anchor
tenants active in the market and municipalities face an unrivaled buyer’s
market. The recent feeding frenzy by cities to attract Nebraska Furniture
Mart illustrates this trend. The Colony finally landed the furniture
behemoth only after an unprecedented package of economic incentives.
Municipalities also need to watch emerging changes in restaurants.
Casual dining concepts struggled prior to the recession and continue to
post marginal numbers. Municipalities must take seriously the idea of
pushing consumers to key locations. This helps all retailers and allows for
combined trips.
The City of Plano, for instance, suffers from having too much retail. A
study they commissioned after the turn of the century focuses on
attracting new tenants to existing spaces that are unoccupied. Planning
departments must constantly update studies and stay timely. Moreover,
staff cannot stand by without regard to changing markets without the
market skipping the municipality for the neighboring jurisdictions.
The Town must also evaluate the effectiveness of other retail in the area,
especially that of Frisco. The proximity to Frisco and its many destination
locations may make large-scale retail less likely. As such, retail should be
located at key locations that are immune to outside retail interference.
Prosper should see that Frisco has done a sound job of attracting high
quality retail anchors, including ones, like IKEA, that is one of only three
stores in Texas and the only store of that brand located within the region.
Likewise, Frisco has a thriving mall, and the entertainment options are
16
unrivaled in the state for a city its size. As such, Prosper must realize that
Frisco is a regional shopping hub that will cause competition for
commercial tracts. Although in a general sense, there seems to be a
strong indication that perhaps too much real estate is zoned for retail use,
the importance of directing retail of the right type to the best location
cannot be overstated.
Infrastructure Assessment - Refers to previous planning studies conducted by
Freese and Nichols, Inc. In 2006, an in-depth analysis of water and wastewater
needs was completed, and an update to the Water and Wastewater Capital
Improvement Plans were completed in conjunction with an Impact Fee Update in
2011. In 2010, the Town’s drainage system was assessed as part of the
Drainage Utility System Fee Development Report.
Opportunities
The most critical issues identified in the Plan have since been addressed
including the implementation of the new Upper Trinity Regional Water
District delivery point on the west side of Town, and the adoption of the
Upper Trinity Regional Water District agreement. These enhancements to
the water and wastewater system reduce maintenance and operating
costs, while preparing the Town to meet the demands of future growth.
By monitoring population growth, the future applicability of federal storm
water quality regulations (Phase II MS4) that would require additional
water quality protections for creeks and lakes should be anticipated and
planned for. The year that regulations will take effect can be estimated
based on population growth and TCEQ requirements. The Town should
develop a Comprehensive Drainage and Utility System Master Plan to
facilitate continued success in meeting the infrastructure needs for the
Town of Prosper. It may also be appropriate to include stormwater
protection measures in the Subdivision Ordinance, and implement a
stormwater quality management plan.
Threats
A potential issue identified in the Plan is that the North Texas Municipal
Water District (NTMWD) delivery point within the southeast portion of the
Town is the only existing treated water delivery point. There are no
emergency water connections with surrounding communities. This issue
17
will be addressed in 2021 when the NTMWD North Water Treatment
Plant: 2nd High Service Pump Station is anticipated to be completed and
in service along with the necessary pipeline to provide Prosper with a
second point of delivery.
Typically, large lot residential neighborhoods create additional stresses on
a water supply. The Town may need to develop special programs for
accommodating the needs of these residential uses. Because Prosper’s
residential lot sizes are larger than traditional lots within other
communities, adjustments to water modeling and utility planning
methodologies may be required. Reliance on only large lot subdivisions
could have a negative impact as North Texas grapples with growing water
supply concerns.
Implementation Plan - Provides a list of objectives related to the six goals
identified in the Community Vision section of the Comprehensive Plan. The
objectives are intended to provide direction towards achieving the ultimate vision
for the Town.
Opportunities
This section recognizes the need to revise the zoning map and zoning
ordinance to be consistent with the land use recommendations of the
Comprehensive Plan. It also suggests that zoning text amendments may
also be in order.
Offering incentives to property owners in order to rezone vulnerable sites
may be a way of bringing property owners to the table to negotiate zoning
changes. Conversations with other developers might be helpful in
formulating such a strategy.
Threats
Although the objectives are intended as methods for Plan implementation,
the objectives are perceived as being incomplete. No target start dates or
completion dates are assigned to the objectives, and no project
champions are identified.
Many of the objectives require additional research and collaboration with
supporting entities such as the Economic Development Partnership and
18
the Prosper Independent School District to develop a unified action plan
for implementation.
Overall, the Comprehensive Plan serves as a reasonable guide for basing
land use decisions. In general, the most significant areas of concern
include an abundance of zoning for land uses not compatible with the
Plan, a gap in single-family residential options, and potential inaccuracies
in the assumptions used to validate the land use recommendations due to
the effects of a shifting retail economy.
19
Recommendations
The following is a discussion of recommendations for addressing the most
significant obstacles to achieving the goals and objectives of the Comprehensive
Plan. Many of the recommendations relate to rezoning, which is often a difficult
and contentious issue since property rights and property values are involved.
Fortunately, the Town’s Zoning Ordinance, as updated in May 2005 and with
minor amendments in November 2011, appears user-friendly and is easy to
understand. The zoning regulations are modern, relevant, and appropriate so the
recommendations provided relate more to the zoning district assigned to
properties, rather than the appropriateness of the regulations within districts.
Without proper zoning in place, the Town is vulnerable to incompatible
development patterns. A citywide zoning change evaluation is not necessarily
feasible or recommended. An update to the Zoning Map should be done by
breaking the task into smaller study areas that include Planned Development
negotiations and revisions, straight zoning changes, modifications to
development standards, and zoning text amendments.
Recommendation: Revise the current Zoning Map to be
consistent with the Future Land Use Plan.
The first step in this process is a thorough comparison of existing zoning and
proposed land uses to identify target areas in which discrepancies exist between
the two. Many of the discrepancies between the Zoning Map and Future Land
Use Plan are a function of the Agricultural (A) District zoning that is also used as
a holding district after an annexation and prior to establishing zoning for
development. Agricultural zoned properties are the lowest priority for a Town-
initiated zoning change because development options on these sites are limited.
However, opportunities may exist in which rezoning an Agricultural District could
provide an incentive for a property owner to rezone another site.
Identifying discrepancies between the zoning and proposed future land use
within Planned Development Districts will require additional effort. First, Districts
for which no development has occurred must be identified. If the Planned
Development District is older than five years, there may be an opportunity to
revise the conceptual development plan if the proposed development is no longer
valid. Consideration should be given to the validity of the conceptual plan by
evaluating the compatibility of the proposal with current conditions including the
recommendations of the Comprehensive Plan. Consulting with other staff
members, property owners, design engineers, and economic development
experts may assist in determining if a project is still active or if it has been
declared dead. If the project is not deemed dead but just delayed, evaluate the
probability of development occurring within the next year versus a later planning
20
horizon. Soliciting input from experts in the real estate community could assist in
determining the timing of projects.
Section 24.5 of the Zoning Ordinance provides, “If no development has occurred
in the PD District within five (5) years from the date of adoption of the granting
ordinance, the Planning & Zoning Commission and Town Council may review the
original conceptual development plan to ensure its continued validity. If the Town
determines the concept is not valid, a new conceptual development plan shall be
approved prior to the Town issuing a building permit for any portion of the PD
District.” This provision justifies further study of existing zoning, which may
prompt pursuit of Town-initiated rezoning considerations.
If the PD no longer meets the land use objectives outlined in the Comprehensive
Plan, explore opportunities to modify the zoning. A Town policy for reevaluating
PD Districts older than five years may need to be formalized. The plan review
and building permit process may provide a method for stalling a project and
requiring revisions to a proposed development before it is constructed, but ideally
such measures would not be necessary.
From a developer’s perspective, stopping development at the permit phase is an
expensive and unexpected hurdle since pro forma, development plans, and
engineering drawings would be based on the requirements of a previously
adopted PD District. If a scenario occurred in which a developer resumed a
project that was on hold but had an approved PD District and spent considerable
dollars on engineering plans only to find out that the PD District expired, the
Town’s reputation within the development community could be harmed. A better
approach is to work with property owners and economic development partners to
implement a project that pleases the property owner and aligns with the
Comprehensive Plan.
The special districts identified in the Plan include the Old Town District, the
Tollway District and the US 380 District. Zoning regulations and development
standards that are tailored to the Old Town District have been adopted and
should continue to be applied as new development or redevelopment occurs.
This model could also be applied to the US 380 and Tollway Districts.
Recommendation: Facilitate desired development
patterns within the Town’s corridor districts by ensuring
that zoning regulations encourage desired development
and prohibit undesirable products.
Priority should be given to ensuring appropriate development along the US 380
corridor. This corridor is comprised of several PD Districts, some of which date
back to 2000. Areas not zoned PD District are for the most part zoned
Commercial or Agricultural District. Ensuring high-quality development along this
21
corridor is important because it has high development potential, serves as a
gateway to the Town, and establishes the first impression of the community.
One approach that could be used to address the zoning and development issues
within the US 380 corridor is to develop a master plan that would allow for a
coordinated approach to transportation flow, infrastructure improvements, site
access, and urban design objectives. It would also provide an opportunity to
solidify the branding theme and gateway entry treatments for the Town.
A form-based code for all or part of this corridor is another alternative to explore.
Form-based codes provide greater flexibility with respect to use while placing a
greater emphasis on design. An advantage of this tool is that it provides
predictable products. The premise is to provide land use controls through
regulation of the physical form, rather than separation of uses. This approach
seems particularly appropriate for mixed-use applications. Form-based codes are
regulations. Therefore, more development control is provided than those offered
by design guidelines or recommendations from planning documents.
Typically, form-based codes address the relationship between building facades
and the public realm, the form and mass of buildings in relation to one another,
and the scale and types of streets and blocks. The regulations are usually
presented with written descriptions and diagrams that relate to a specific plan
and design character. Many examples of form-based codes exist, providing
plenty of resources for additional consideration if appropriate.
Planning activities and particularly rezoning initiatives within this corridor should
strive to be collaborative efforts. The Economic Development Corporation could
be a resource in the process as well as other experts in the real estate arena.
Opportunities for collaboration with property owners should be encouraged.
Although a time-consuming and delicate process, consulting with property
owners about their development objectives allows for better understanding and
perhaps recognition of common ground so that opportunities for mutual benefit
can be explored. These meetings are not intended for a public forum. Meetings
will be more effective if conducted privately between individual property owners,
members of their development team and representatives from the Town. Part of
the strategy includes identifying incentives that would drive desirable density and
development activities to the corridor districts.
Sometimes traditional zoning ordinances and building codes result in unintended
consequences or create challenges as mixed-use projects strive to meet
development regulations. Encouraging mixed-use may require additional Town
focus and new initiatives. These efforts may result in a new category within the
Zoning Ordinance, a policy paper to guide developers, and/or a tool for
evaluating mixed-use districts.
22
Recommendation: Conduct a mixed-use development
study to ensure that current zoning regulations and
Town policies allow for mixed-use development
opportunities without over-saturating the market.
Preparing for the eventual consideration of mixed-use projects now will help
reviewers ensure that Fire Department policies and design requirements are
accommodated and Building Code issues are properly understood, while
maintaining reasonable review cycles. Researching vertical and horizontal
mixed-use regulations from other municipalities may provide an overview of
typical requirements. In addition, consulting with planning staff from other
communities and developers of mixed-use projects provides insight into lessons
learned from their experiences, and that knowledge can be incorporated into the
Town’s policies.
Because mixed-use projects will likely merit specially tailored zoning in the form
of a planned development district, amendments to the permitted use chart are
not necessary. However, adding a definition for “mixed-use,” “loft-style
apartment,” and other uses proposed in the Plan but not specifically addressed in
the Zoning Ordinance may be helpful as the Town prepares for development of
these land uses.
Recommendation: Establish a community benchmark
questionnaire that helps planners understand how
residents and their opinions change over time.
With record setting permit activity for single-family homes showing no signs of
slowing, Prosper will continue to welcome many newcomers. For planning
purposes, it would be useful to understand better household size, where
residents work, what type of work they do, what direction they commute, what
goods and services come from outside the community, shopping habits, and
level of satisfaction with the Town.
Establishing a quality questionnaire and survey methodology will require time
and research. It is important that questions are relevant and worth tracking. The
creation of a community profile will assist future planning efforts, particularly as
the population increases and changes.
If retail trends that have led to declining store openings and the closing of
existing stores continue, the surveys will provide an opportunity to identify
alternative uses for land that was previously designated for retail use. The Town
should incorporate the timing of citizen surveys with reviews of the
Comprehensive Plan to identify potential small planning studies for further
improvement of the Town’s development climate.
23
Recommendation: Initiate a planning study of the
Downtown District, and develop a Town Center Master
Plan.
Exploring in greater detail opportunities for future development such as various
types of single-family residential housing styles, mixed-use, and the Town Center
District would be beneficial. A master plan or planning study that is specific to
downtown opportunities would provide a better understanding of the long-range
objectives for this area and help maximize the economic and cultural
opportunities associated with development in this area of Town.
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Page 1 of 2
To: Planning & Zoning Commission
From: Alex Glushko, AICP, Senior Planner
Through: John Webb, AICP, Director of Development Services
Re: Planning & Zoning Commission Meeting – October 7, 2014
The chart below summarizes the Town Council’s actions from their September 23, 2014 meeting on
items that received recommendations from the Planning & Zoning Commission:
Item Planning & Zoning
Recommendation Town Council Action
Conduct a Public
Hearing, and consider
and act upon a request
to rezone 60.9± acres,
located 2,000± feet
south of First Street,
3,000± feet west of
Dallas Parkway, from
Planned Development-
47 (PD-47) to Planned
Development-Single
Family-10 (PD-SF-10).
(Z14-0013).
Approved 5-0. Approved 7-0. Since the P&Z
Commission meeting the applicant
revised the rezoning request to
require minimum 10,000 square foot
lots, as opposed to minimum 8,400
square foot lots, as was considered
by the P&Z.
The revised development standards
have been included for reference.
Conduct a Public
Hearing, and consider
and act upon a request
for a Specific Use
Permit (SUP) for a New
Automobile
Sales/Leasing facility,
on 16.1± acres, located
on the north side of US
380, 4,000± feet west
of Dallas Parkway. The
property is zoned
Planned Development-
43 (PD-43). (S14-
0003).
Approved 5-0, subject to the
following conditions:
1. Revise Exhibit C to provide for
an additional row of large trees
and shrubs on the north side of
the Atmos easement, to ensure
large trees will be planted along
US 380;
2. Revise Exhibit C to provide for
additional landscaping along the
north side of the property
adjacent to the single-family
district which shall consist of a
staggered double row of 6-inch
caliper, minimum 12-foot high,
live oak trees;
3. Revise Exhibit D to replace the
Approved 6-1, subject to:
1. No outdoor intercoms, speakers
or sound amplification devices
shall be utilized on the property;
2. Any structures with a garage or
bay shall include an automatic
door closing device for such
garage or bay; and
3. After-hours reduction of outdoor
lighting, at 90% at midnight.
Following the P&Z Commission
meeting the applicant revised the
SUP request as follows:
1. Revised Exhibit C to provide 5
additional 3 inch caliper red oak
Prosper is a place where everyone matters.
PLANNING
Page 2 of 2
split face concrete masonry
block (CMU) exterior material
with stone or brick;
4. The north, east and west
elevations shall be revised so
that there are alternating
divisions of stone and brick
between points of articulation;
however, the minimum
percentage of stone shall be
75% on the east elevation, and
50% on the north and west
elevations; and
5. Town Council consider approval
of a development agreement
with the applicant to provide for
additional landscaping in the
existing Irving water easement in
the event Irving enters into an
agreement with the Town to
allow landscaping in said
easement.
trees on the north side of the
Atmos easement;
2. Revised Exhibit C to provide a
staggered double row of 4 inch
caliper, minimum 14-foot high,
live oak trees along the north side
of the property adjacent to the
single-family district;
3. Revised Exhibit D to replace the
split face concrete masonry block
(CMU) exterior material with brick
and stone;
4. Revised Exhibit D to provide
alternating divisions of stone and
brick between points of
articulation; and
5. Revised Exhibit D to increase the
stone on the east elevation from
57% to 79%, increase the stone
on the north elevation from 13%
to 75%, and increased the stone
on the west elevation from 33%
to 79%.
The revised exhibits have been
included for reference.
WINDRIDGE SEPT 11, 2014
EXHIBIT C
WINDRIDGE (#Z14-0013)
PLANNED DEVELOPMENT STANDARDS
The property shall be developed in accordance with the Single Family-10 (SF-10) District and the
regulations of the Town’s Zoning Ordinance (Ordinance No. 05-20) as it currently exists or may be
amended, except as otherwise set forth in these Development Standards.
1.0 GENERAL STANDARDS
1.01 The design and development of the Windridge community shall take place in general accordance
with Exhibit D.
1.02 A minimum 40’ landscape buffer shall be provided adjacent to all arterial streets identified on the
Prosper Thoroughfare Plan. The buffer shall be located in a private “non-buildable” lot that is
owned and maintained by the HOA. All plantings, screening walls, and design elements shall
comply with the Town’s Subdivision Ordinance as it exists or may be amended.
1.03 The open spaces and detention areas shown on the Concept Plan shall be landscaped and
maintained by the Homeowners Association.
2.0 RESIDENTIAL STANDARDS
2.01 Minimum Lot Width: 80’. On cul-de-sacs and/or elbows, the minimum lot width shall be 70’.
The minimum street frontage for all lots at the front property line shall be 40’.
2.02 Minimum Lot Depth: 120’. On cul-de-sacs and/or elbows, the minimum lot depth shall be 110’.
2.03 Minimum Dwelling Area: 2,500 square feet.
3.0 BUILDING STANDARDS
3.01 All homes shall provide an exterior lighting package to illuminate the fronts of homes. The
package shall include a minimum of 2 up or down lights to accent building architectural and/or
landscape features. Security lighting may not be substituted for accent lighting.
3.02 Home elevations shall alternate at a minimum of every 4 homes on the same side of a street and
every 3 homes on the opposite sides of a street.
3.03 All fencing located on single family lots adjacent to open spaces shall consist of ornamental
metal/tubular steel.
3.04 All wooden fencing shall be cedar, board-on-board with a top rail, and comply with the Town’s
fencing standards as they exist or may be amended. A common wood fence stain color shall be
established for the development.
3.05 Privacy fences on single family residential lots shall be located no closer to the front property line
than 10’ behind the front elevation of the house and shall not exceed 8’ in height above grade.
3.06 Homes on a minimum of 2/3 of the single family lots within the community shall utilize swing in
garages. For purposes of this item, when garages for 3 cars are provided and the 2 car garage is a
swing in garage, the home shall be considered as to have provided a swing in garage.
3.07 Garage Doors:
A. Garage doors shall be cedar clad and stained.
B. Except for garage doors provided on swing in garages, garage doors shall not be located
closer to the street than the primary front façade of the home.
3.08 Carports shall be prohibited.
WINDRIDGE SEPT 11, 2014
3.09 Driveways: Enhanced paving treatments shall be provided for all driveways and shall consist of
one of the following, or other treatment as approved by the Director of Development Services.
A. Stamp and stain/patterned concrete (must be dust-on color application to wet concrete).
B. Acid-etched colored concrete for the field with scored smooth colored borders (must use
dust-on color application to wet concrete).
C. Colored concrete with scored smooth border (must use dust-on color application to wet
concrete).
D. Brick or interlocking pavers or pave stone.
Variable width ROW
Doc. No. 20140108000020390 OPRCCT
Doc. No. 20080303000247320 OPRCCT
Doc. No. 20130114000054790 OPRCCT
Variable width ROWPOINT OF
BEGINNING
H
TRO
N
Scale: 1" = 60' September, 2014 SEI Job No. 14-088
LEGEND
1/2" IRON ROD WITH PLASTIC CAP STAMPED
"SPIARSENG" SET, UNLESS OTHERWISE NOTED
IRON ROD FOUND
CAPPED IRON ROD FOUND
IRON PIPE FOUND
ALUMINUM MONUMENT FOUND
CONTROL MONUMENT
EASEMENT
UTILITY
DRAINAGE EASEMENT
DRAINAGE AND UTILITY EASEMENT
UTILITY EASEMENT
WATER EASEMENT
SANITARY SEWER EASEMENT
SIDEWALK EASEMENT
STREET EASEMENT
FIRELANE, ACCESS, & UTILITY EASEMENT
WASTE WATER EASEMENT
RIGHT-OF-WAY
BUILDING LINE
CABINET
VOLUME
PAGE
NUMBER
NOT TO SCALE
INSTRUMENT OR DOCUMENT
DEED RECORDS, COLLIN COUNTY, TEXAS
PLAT RECORDS, COLLIN COUNTY, TEXAS
OFFICIAL PUBLIC RECORDS, COLLIN COUNTY, TEXAS
ENGINEER / SURVEYOR
Spiars Engineering, Inc.
765 Custer Road, Suite 100
Plano, TX 75075
Telephone: (972) 422-0077
TBPE No. F-2121
Contact: Kevin Wier
LOCATION MAP
1" = 1000'
PROJECT
LOCATION
METES AND BOUNDS DESCRIPTION
¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬(;+,%,7$¬¬¬¬¬¬¬¬¬¬¬¬
GST PROSPER
BLOCK A, LOT 1
IN THE TOWN OF PROSPER, COLLIN COUNTY, TEXAS
COLLIN CO. SCHOOL LAND SURVEY, ABST. NO. 147
16.061 Acres (Gross)/15.121 Acres (Net)
Current Zoning: CC (Commercial Corridor) PD-43
OWNER / APPLICANT
NWC Lovers/380, LLC
83 Abbey Woods
Dallas, TX 75248
Telephone: (214) 801-5020
Contact: Brett Blakey
Variable width ROW
Doc. No. 20140108000020390 DRCCT
Doc. No. 20080303000247320 DRCCT
Doc. No. 20130114000054790 DRCCTVariable width ROWH
TRO
N
Scale: 1" = 50' September, 2014 SEI Job No. 14-088
LEGEND
1/2" IRON ROD WITH PLASTIC CAP STAMPED
"SPIARSENG" SET, UNLESS OTHERWISE NOTED
IRON ROD FOUND
CAPPED IRON ROD FOUND
IRON PIPE FOUND
ALUMINUM MONUMENT FOUND
CONTROL MONUMENT
EASEMENT
UTILITY
DRAINAGE EASEMENT
DRAINAGE AND UTILITY EASEMENT
UTILITY EASEMENT
WATER EASEMENT
SANITARY SEWER EASEMENT
SIDEWALK EASEMENT
STREET EASEMENT
FIRELANE, ACCESS, & UTILITY EASEMENT
WASTE WATER EASEMENT
RIGHT-OF-WAY
BUILDING LINE
CABINET
VOLUME
PAGE
NUMBER
NOT TO SCALE
INSTRUMENT OR DOCUMENT
DEED RECORDS, COLLIN COUNTY, TEXAS
PLAT RECORDS, COLLIN COUNTY, TEXAS
OFFICIAL PUBLIC RECORDS, COLLIN COUNTY, TEXAS
ENGINEER / SURVEYOR
Spiars Engineering, Inc.
765 Custer Road, Suite 100
Plano, TX 75075
Telephone: (972) 422-0077
TBPE No. F-2121
Contact: Kevin Wier
LOCATION MAP
1" = 1000'
PROJECT
LOCATION
¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬(;+,%,7%¬¬¬¬¬¬¬¬¬¬¬¬
GST PROSPER
BLOCK A, LOT 1
IN THE TOWN OF PROSPER, COLLIN COUNTY, TEXAS
COLLIN CO. SCHOOL LAND SURVEY, ABST. NO. 147
16.061 Acres (Gross)/15.121 Acres (Net)
Current Zoning: CC (Commercial Corridor) PD-43
OWNER / APPLICANT
NWC Lovers/380, LLC
83 Abbey Woods
Dallas, TX 75248
Telephone: (214) 801-5020
Contact: Brett Blakey