08.01.23 PZ PacketPage 1 of 2
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Welcome to the Prosper Planning & Zoning Commission Meeting.
Citizens may watch the meeting live by using the following link:
https://prospertx.new.swagit.com/views/378/
Addressing the Planning & Zoning Commission:
Those wishing to address the Planning and Zoning Commission must complete the Public
Comment Request Form located on the Town's website or in the Council Chambers.
If you are attending in person, please submit this form to the Town Secretary or the person
recording the minutes for the Board/Commission prior to the meeting. When called upon, please
come to the podium, and state your name and address for the record.
If you are watching online, please submit this form to the Town Secretary prior to 4:00 p.m. on
the day of the meeting in order for your comments to be read into the record. The Town assumes
no responsibility for technical issues beyond our control.
In compliance with the Texas Open Meetings Act, the Town Council/Board/ Commission may not
deliberate or vote on any matter that does not appear on the agenda. The
Council/Board/Commission, however, may provide statements of fact regarding the topic, request
the topic be included as part of a future meeting, and/or refer the topic to Town staff for further
assistance.
Citizens and other visitors attending Planning and Zoning Commission meetings shall observe
the same rules of propriety, decorum, and good conduct applicable to members of the
Commission. Any person making personal, impertinent, profane or slanderous remarks or who
becomes boisterous while addressing the Commission or while attending the meeting shall be
removed from the room, if so directed by the Mayor or presiding officer, and the person shall be
barred from further audience before the Commission during that session of the
meeting. Disruption of a public meeting could constitute a violation of Section 42.05 of the Texas
Penal Code.
Pursuant to Section 551.007 of the Texas Government Code, individuals wishing to address the
Commission for items listed as public hearings will be recognized when the public hearing is
opened. For individuals wishing to speak on a non-public hearing item, they may address the
Commission when the item is considered by the Planning & Zoning Commission.
1. Call to Order / Roll Call.
2. Pledge of Allegiance.
CONSENT AGENDA:
Items placed on the Consent Agenda are considered routine in nature and are considered non-
controversial. The Consent Agenda can be acted upon in one motion. Items may be removed
from the Consent Agenda by the request of a Commission Member or staff.
AGENDA
Planning and Zoning Commission
Prosper Town Hall, Council Chambers
250 W. First Street, Prosper, Texas
Tuesday, August 01, 2023
6:00 PM
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Page 2 of 2
3a. Consider and act upon the minutes from the July 18, 2023, Planning & Zoning
Commission meeting.
3b. Consider and act upon a request for a Conveyance Plat for Gates of Prosper, Block
E, Lots 3 and 4, on 4.2± acres, located south of East First Street and west of South
Preston Road. The property is zoned Planned Development-67 (PD-67) Gates of
Prosper. (D22-0020)
CITIZEN COMMENTS
The public is invited to address the Commission on any topic. However, the Commission is unable
to discuss or take action odn any topic not listed on this agenda. Please complete a “Public
Comment Request Form” and present it to a staff member prior to the meeting.
REGULAR AGENDA:
If you wish to address the Commission, please fill out a “Public Comment Request Form” and
present it to the Chair, preferably before the meeting begins. Pursuant to Section 551.007 of the
Texas Government Code, individuals wishing to address the Planning and Zoning Commission
for items listed as public hearings will be recognized when the public hearing is opened. For
individuals wishing to speak on a non-public hearing item, they may either address the
Commission during the Citizen Comments portion of the meeting or when the item is considered
by the Planning and Zoning Commission.
4. Conduct a Public Hearing and consider and act upon a request to update the Town of
Prosper’s Comprehensive Plan.
5. Review actions taken by the Town Council and possibly direct Town Staff to schedule
topic(s) for discussion at a future meeting.
6. Adjourn.
CERTIFICATION
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted at Prosper
Town Hall, located at 250 W. First Street, Prosper, Texas 75078, a place convenient and readily
accessible to the general public at all times, and said Notice was posted by 5:00 p.m., on Friday,
July 28, 2023, and remained so posted at least 72 hours before said meeting was convened.
_______________________________ _________________________
Michelle Lewis Sirianni, Town Secretary Date Notice Removed
Pursuant to Section 551.071 of the Texas Government Code, the Town Council reserves the right to consult
in closed session with its attorney and to receive legal advice regarding any item listed on this agenda.
NOTICE
Pursuant to Town of Prosper Ordinance No. 13-63, all speakers other than Town of Prosper staff are limited
to three (3) minutes per person, per item, which may be extended for an additional two (2) minutes with
approval of a majority vote of the Town Council.
NOTICE OF ASSISTANCE AT PUBLIC MEETINGS: The Prosper Town Council meetings are wheelchair
accessible. For special services or assistance, please contact the Town Secretary’s Office at (972) 569 -
1011 at least 48 hours prior to the meeting time.
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1. Call to Order / Roll Call
The meeting was called to order at 6:00 p.m.
Commissioners Present: Chair Brandon Daniel, Michael Pettis, Sekou Harris, Cameron Reeves,
Josh Carson, Glen Blanscet
Staff Present: David Hoover, Director of Development Services; David Soto, Planning Manager;
Dakari Hill, Senior Planner; Doug Braches, Planner; Reynaldo Merlos, Planning Tech; Mara
Matthews, Planning Intern
2. Recitation of the Pledge of Allegiance.
3. CONSENT AGENDA
3a. Consider and act upon the minutes from the June 20, 2023, Planning & Zoning
Commission meeting.
3b. Consider and act upon a request for a Site Plan for Medical Offices, on 4.2±
acres, located north of East First Street and west of Hays Road. The property
is zoned Planned Development-7 (PD-7) Prosper Town Center. (D19-0077)
3c. Consider and act upon a request for a Revised Site Plan for a Public School,
on 14.4± acres, located on the southeast corner of Star Meadow Drive and
North Legacy Drive. The property is zoned Planned Development-66 (PD-66).
(D21-0025)
3d. Consider and act upon a request for a Final Plat for Park Place, on 98.2± acres,
located south of West Prosper Trail and east of North Teel Parkway. The
property is zoned Specific Use Permit-16 (S-16) Park Place. (D22-0058)
3e. Consider and act upon a request for a Conveyance Plat for Prosper Hills, Block
A, Lot 1, on 72.4± acres, located on the southeast corner of West Prosper Trail
and North Teel Parkway. The property is zoned Agriculture (A). (DEVAPP-23-
0092)
3f. Consider and act upon a request for a Site Plan and Façade Plan for a Drive-
Through Restaurant, on 1.1± acres, located south of East First Street and west
of South Preston Road. The property is zoned Planned Development-67 (PD-
67) Gates of Prosper. (DEVAPP-23-0007 & DEVAPP-23-0011)
3g. Consider and act upon a request for a Final Plat for Gates of Prosper, Block E,
Lots 3 and 4, on 4.2± acres, located south of East First Street and west of
MINUTES
Regular Meeting of the
Prosper Planning & Zoning Commission
Prosper Town Hall
Council Chambers
250 W. First Street, Prosper, Texas
Tuesday July 18, 2023, 6:00 p.m.
3
Page 2 of 5
South Preston Road. The property is zoned Planned Development-67 (PD-67)
Gates of Prosper. (DEVAPP-23-0015)
3h. Consider and act upon a request for an Amending Plat for Prosper-Broadway
Addition, Block 3, Lot 2A, on 0.2± acres, located south of West Broadway
Street and west of South Main Street. The property is zoned Downtown Retail
(DTR). (DEVAPP-23-0057)
3i. Consider and act upon a request for a Site Plan for a Public School, on 29.1±
acres, located on the southwest corner of Parvin Road and North Teel
Parkway. The property is zoned Planned Development-40 (PD-40) Windsong
Ranch. (DEVAPP-23-0070)
3j. Consider and act upon a request for a Final Plat for Prosper Middle School No.
6, Block A, Lot 1, on 29.1± acres, located on the southwest corner of Parvin
Road and North Teel Parkway. The property is zoned Planned Development-40
(PD-40) Windsong Ranch. (DEVAPP-23-0071)
3k. Consider and act upon a request for a Final Plat for Prosper Operations
Center, Block 1, Lots A, B, and C, on 22.0± acres, located on the southeast
corner of Safety Way and Cook Lane. The property is zoned Single Family-15
(SF-15). (DEVAPP-23-0085)
3l. Consider and act upon a request for a Final Plat for Teel 380 Addition, Block A,
Lot 3, 2.0± acres, located north of US-380 and west of South Teel Parkway. The
property is zoned Planned Development-40 (PD-40) Windsong Ranch.
(DEVAPP-23-0086)
3m. Consider and act upon a request for a Site Plan for a Restaurant and Retail
Store, on 2.0± acres, located north of US-380 and west of South Teel Parkway.
The property is zoned Planned Development-40 (PD-40) Windsong Ranch.
(DEVAPP-23-0088)
3n. Consider and act upon a request for a Site Plan and Façade Plan for a Hotel,
Limited Service, on 2.7± acres, located on the southeast corner of Lovers Lane
and South Coleman Street. The property is zoned Planned Development-67
(PD-67) Gates of Prosper. (DEVAPP-23-0104 & DEVAPP-23-0105)
3o. Consider and act upon a request for a Replat for Gates of Prosper Phase 2,
Block A, Lots 11R and 12R, on 4.5± acres, located on the southeast corner of
Lovers Lane and South Coleman Street. The property is zoned Planned
Development-67 (PD-67) Gates of Prosper. (DEVAPP-23-0140)
3p. Consider and act upon a request for a Site Plan for a House of Worship, on
13.6± acres, located south of Prairie Drive and east of South Legacy Drive. The
property is zoned Planned Development-65 (PD-65) Prosper Center. (DEVAPP-
23-0109)
3q. Consider and act upon a request for a Replat for Prosper Center, Block D, Lot
3R, on 13.6± acres, located south of Prairie Drive and east of South Legacy
Drive. The property is zoned Planned Development-65 (PD-65) Prosper Center.
(DEVAPP-23-0110)
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3r. Consider and act upon a request for a Final Plat for St. Martin de Porres
Addition, Block A, Lot 3, 8.2± acres, located north of US-380 and west of South
Teel Parkway. The property is zoned Planned Development-40 (PD-40)
Windsong Ranch and Specific Use Permit-15 (S-15) St. Martin de Porres.
(DEVAPP-23-0119)
3s. Consider and act upon a request for a Site Plan for a Private School, on 8.2±
acres, located north of US-380 and west of South Teel Parkway. The property
is zoned Planned Development-40 (PD-40) Windsong Ranch and Specific Use
Permit-15 (S-15) St. Martin de Porres. (DEVAPP-23-0120)
3t. Consider and act upon a request for a Site Plan for a Private School, on 7.1±
acres, located on the southwest corner of East First Street and South Coit
Road. The property is zoned Planned Development-6 (PD-6) La Cima and
Specific Use Permit-10 (S-10) St. Paul’s Episcopal School. (DEVAPP-23-0125)
Commissioner Blanscet has requested Items 3g, 3h and 3i to be pulled for discussion. Motion by
Commissioner Petits to approve 3a, 3b, 3c, 3d, 3e, 3f, 3j, 3k, 3l, 3m, 3n, 3o, 3p, 3q, 3r, 3s, and 3t
and pull 3g, 3h and 3i for consideration, seconded by Harris to approve remaining items, subject
to Town staff recommendations. Motion carried 6:0.
Commissioner Blanscet questions item 3g about the Drive Thru layout causing congestion on the
main roads.
David Soto (Staff): answers the Commissioner’s question that the plat will be divided into two lots
to make access points for the Drive Thru and ease traffic congestion.
Commissioner Blanscet has no questions for item 3h.
Commissioner Blanscet questions item 3i about the landscape being provided for the public
school to reduce the view of storage tanks from nearby residential neighborhoods.
David Soto (Staff): answers the Commissioner’s questions that the site plan shows a chain link
fence, and the site plan is next to a road that requires landscaping per ordinance that will minimize
the view from nearby residential neighborhoods.
Commissioner Reeves motions to approve 3g, 3h and 3i subject to Town staff recommendations.
Seconded by Petits. Motion passes 6:0.
CITIZEN COMMENTS
No citizen comments.
REGULAR AGENDA
4. Consider and act upon a Site Plan for a Restaurant, on 0.2± acres, located south
of West Broadway Street and west of South Main Street. The property is zoned
Downtown Retail (DTR). (DEVAPP-23-0055)
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Dakari Hill (Staff): Presented Item 4 about the request to remove the parking requirement for the
restaurant.
Commissioner Carson questions if this is an existing business being torn down and rebuilt.
Dakari Hill (Staff): Answers Commissioner Carson that this is an existing business with no
parking onsite.
Commissioner Harris questions the amount of parking spots available and if includes Town Hall.
Dakari Hill (Staff): Answers Commissioner Harris question about the amount of parking spaces
that are available in the downtown area, including the numbers from Town Hall.
Commissioner Harris questions the parking capacity from the business occupancy.
Dakari Hill (Staff): Answers Commissioner Harris question about the total parking spaces by
using the ratio of the total businesses in Downtown.
Commissioner Carson questions whether the number of spaces are included from Wine House.
Dakari Hill (Staff): Answers Commissioner Carson question that the parking requirements
include all current businesses in the Downtown area.
Commissioner Daniel requested that the applicant step forward to present Agenda Item.
Commissioner Daniel questions what is the purpose of the business that the applicant is
requesting.
Michael Lopez (Applicant): presents the agenda item would be a taqueria restaurant on the first
floor and office spaces on the second floor.
Commissioner Harris questions what the occupancy would be at capacity.
Michael Lopez (Applicant): Answers Commissioner Harris question that the rough estimate
would be between 150-200 occupants.
Commissioner Daniel questions the occupancy on whether how much staff would be required.
Michael Lopez (Applicant): Answers Commissioner Harris that he does not know what the
business plan is for staff.
Commissioner Daniel questions whether the business will be more window service or sit down
restaurant.
Michael Lopez (Applicant): Answers Commissioner Daniel that the sandwich shop would be
more grab and go and the taqueria will be more of a sit-down restaurant.
Commissioner Reeves questions whether there will be a public entrance on the back of the
building.
Michael Lopez (Applicant): Answers Commissioner Reeves that there will be a public entrance
in the back of the building for access from Town Hall parking lot.
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Commissioners expressed general support for Item 4.
Dakari Hill (staff): Provided the commissioners with a change of the Regular Agenda item 4 from
Restaurant to Restaurant/Office.
Commissioner Blanset Motions to approve Item 4. Motion seconded by Harris. Motion to
approve item 4 approved 6:0.
5. Review actions taken by the Town Council and possibly direct Town Staff to
schedule topic(s) for discussion at a future meeting.
David Soto (Staff): Presented information regarding Prosper Hill, Town Council action and
upcoming cases for Planning and Zoning Commission action.
9. Adjourn.
Motioned by Commissioner Harris, seconded by Commissioner Jackson to adjourn. Motion
approved 6:0 at 6:28 p.m.
_______________________________ _________________________
Reynaldo Merlos, Planning Tech Michael Pettis, Secretary
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Page 1 of 1
To: Planning & Zoning Commission Item No. 3b
From: Dakari Hill, Senior Planner
Through: David Soto, Planning Manager
Re: Planning & Zoning Commission Meeting – August 1, 2023
Agenda Item:
Consider and act upon a request for a Conveyance Plat for Gates of Prosper, Block E, Lots 3 and
4, on 4.2± acres, located south of East First Street and west of South Preston Road. The property
is zoned Planned Development-67 (PD-67) Gates of Prosper. (D22-0020)
Description of Agenda Item:
The purpose of this Conveyance Plat is to create two lots from an original Lot 3, Block E, of the
Gates of Prosper. The Conveyance Plat conforms to the Planned Development-67 (PD-67)
development standards.
Attached Documents:
1. Location Map
2. Conveyance Plat
Staff Recommendation:
Staff recommends approval of the Conveyance Plat, subject to:
1. Town staff approval of all additions and/or alterations to the easements and dedications on the
Conveyance Plat.
PLANNING
8
9
TRACT EIGHT (CALLED 10.068 AC.)
183 LAND CORPORATION, INC.
COUNTY CLERK'S FILE NO.
97-0005168, L.R.C.C.T.
TRACT NINE (CALLED 27.672 AC.)
183 LAND CORPORATION, INC.
COUNTY CLERK'S FILE NO.
97-0005168, L.R.C.C.T.
CALLED 20.000 ACRES
PROSPER INDEPENDENT
SCHOOL DISTRICT
VOL. 1723, PG. 868
L.R.C.C.T.
CALLED 123.850 ACRES
380 & 289, L.P.
INST NO. 20121219001617180
O.P.R.C.C.T.
BLOCK A
THE VILLAGE OF PROSPER
CAB. Q, PG. 413
P.R.C.C.T.
LOT 3
LOT 2
LOT 1
LOT 5
ED BRADLEY SURVEY, ABST. NO. 86COLLIN COUNTY SCHOOL NO. 12 SURVEY, ABST. NO. 14740' WIDE STREET EASEMENTCOUNTY CLERK'S FILE NO. 94-0033218L.R.C.C.T.40' WIDE STREET EASEMENTCOUNTY CLERK'S FILE NO. 94-0033219L.R.C.C.T.25' WIDE STREET EASEMENT
COUNTY CLERK'S FILE NO.
94-0033219, L.R.C.C.T.
80'VARIABLE WIDTH R.O.W.VOL. 626, PG. 564 & VOL. 623, PG. 356L.R.C.C.T.32.5'SOUTH CRAIG ROADSOUTH PRESTON ROAD (S. H. 289)BRASS DISK FND. (C.M.)
5/8" IRF BRS.
S31°38'26"E, 1.45'
5/8" IRF
BRASS DISK FND.
BRS. N84°46'15'W, 1.35'
3/4" IRF
BRASS DISK FND.
BRS. S79°02'09'W, 2.11'
3/4" IRF
BRASS DISK FND.
BRS. N39°28'57'W, 2.31'
3/4" IRF
BRASS DISK FND.
BRS. N14°01'42'E, 0.52'
3/4" IRF
RRSF
RRSF
(C.M.)
1/2" IRFC
"RPLS 4613"5/8" IRSC"KHA"1/2" IRF
3/4" IRF
1/2" IRFC
"ROOME"
1/2" IRFC
"ROOME"
1/2" IRFC
1/2" IRFC
5/8" IRFC
1/2" IRF
1/2" IRF
1/2" IRF
BRASS DISK FND.
3/4" IRF
5/8" IRF
LOT 1, BLOCK E
GATES OF PROSPER
VOL. 2019, PG. 658
P.R.C.C.T.LOT 1, BLOCK A
PRESTON ROAD WATER TOWER
VOL. 2018, PG. 813
P.R.C.C.T.
LOT 2, BLOCK E
GATES OF PROSPER
VOL. 2021, PG. 202
P.R.C.C.T.
LOT 3, BLOCK E
GATES OF PROSPER
VOL. 2021, PG. 202
P.R.C.C.T.
10' WATER ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.
15' X 12' WATER ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.
10' X 12' WATER ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.
15' WATER ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.
WATER ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.30' LANDSCAPE AND HIKEAND BIKE TRAIL ESMT.VOL. 2021, PG. 202P.R.C.C.T.30' LANDSCAPE ANDPEDESTRIAN ACCESS ESMT.VOL. 2019, PG. 658P.R.C.C.T.FIRELANE, ACCESS UTILITY
& DRAINAGE ESMT.
VOL. 2018, PG. 549
P.R.C.C.T.
24' FIRELANE, ACCESS
UTILITY & DRAINAGE ESMT.
VOL. 20218, PG. 202
P.R.C.C.T.15' LANDSCAPE ESMT.VOL. 2021, PG. 202P.R.C.C.T.RIGHT OF WAY DEDICATIONVOL. 2018, PG. 549, P.R.C.C.T.LOT 3, BLOCK E
3.016 ACRES
131,364 SQ. FT.
LOT 4, BLOCK E
1.148 ACRES
50,016 SQ. FT.
N
5
7
°
0
4
'
4
2
"
W
96
.
6
1
'N0°55'41"W205.74'N16°53'41"W
60.60'N0°04'46"W352.71'S89°59'22"E 369.23'
N24°20'45"E
13.17'
S63°04'57"E
64.82'
S26°54'54"W
40.31'S24°15'53"W492.40'S33°15'53"W199.32'N89°19'43"E
63.37'
N0°40'17"W
28.71'
N89°19'43"E
35.81'
S5
7
°
4
8
'
5
8
"
E
17
0
.
2
8
'85.09'407.31'48.95'
11.65'
IRSC
IRSC
XS XS
XS
DWG NAME: K:\FRI_SURVEY\068109021-GATES OF PROSPER WALGREENS\DWG\068109074 LOT 2 REV CONV PLAT VER18.DWG PLOTTED BYMARX, MICHAEL 3/2/2022 6:49 AM LAST SAVED3/2/2022 6:48 AMScale Drawn by
MBM1" = 50'
Checked by Date Project No.Sheet No.
Frisco, Texas 75034
6160 Warren Parkway, Suite 210 Tel. No. (972) 335-3580
Fax No. (972) 335-3779FIRM # 10193822
KHA 03/02/2022 068109074 1 OF 2
GRAPHIC SCALE IN FEET
050 25 50 100
1" = 50'@ 24X36
NORTH
NOTES:
1.All corners set are monumented with a 5/8 inch iron rod with red plastic cap stamped
"KHA", unless otherwise noted.
2.Bearing system based on the easterly right of way line of South Craig Road as depicted
in the Conveyance Plat of Gates of Prosper, Block E, Lots 1 and 2, recorded in Volume
2018, Page 549, Plat Records, Collin County, Texas, said bearing being North 0°04'46"
West.
3.According to Map No. 48085C0235 J dated June 2, 2009, of the National Flood
Insurance Program Map, Flood Insurance Rate Map of Collin County, Texas, Federal
Emergency Management Agency, Federal Insurance Administration, this property is
located in Zone X (unshaded) and is not within a special flood hazard area. If this site
is within an identified special flood hazard area, this flood statement does not imply that
the property and/or the structures 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.
4.A conveyance plat is a record of property approved by the Town of Prosper, Texas, for
the purpose of sale or conveyance in its entirely or interests thereon defined. No
building permit shall be issued nor permanent public utility service provided until a final
plat is approved, filed of record and public improvements accepted in accordance with
the provisions of the Subdivision Ordinance of the Town of Prosper. Selling a portion of
this addition by metes and bounds is a violation of City ordinance and state law and is
subject to fines and withholding of utilities and building permits.
5.Landscape easements shall be required when a final platting of the lots within this
conveyance plat are prepared.
6.The purpose of this conveyance plat is to create two lots from an original Lot 3, BLock
E of the Gates of Prosper.
N.T.S.VICINITY MAP
US HWY 380 (UNIVERSITY)STATE HWY 289 (PRESTON)DALLAS PKWYBUS. 289 (COLEMAN)FIRST ST
LA CIMATOWN OF PROSPER
CITY OF FRISCO
NORTH
LEGEND
BOUNDARY LINE
EASEMENT LINE
PROPERTY LINE
IRON ROD FOUNDIRF
IRON ROD FOUND WITH CAPIRFC
IRON ROD SET WITH CAPIRSC
NOT TO SCALENTS
CONTROLLING MONUMENT(C.M.)
LAND RECORDS OF
COLLIN COUNTY, TEXASL.R.C.C.T.
PLAT RECORDS OF
COLLIN COUNTY, TEXASP.R.C.C.T.
OFFICIAL PUBLIC RECORDS
OF COLLIN COUNTY, TEXASO.P.R.C.C.T.
FOUNDFND.
RIGHT OF WAYR.O.W.
ENGINEER:
Kimley-Horn and Associates
260 East Davis St,, Suite 100
McKinney, TX 75034
P (469) 301-2594
Contact: Rachel Korus, P.E.
SURVEYOR:
Kimley-Horn and Associates
6160 Warren Pkwy. Suite 210
Frisco, TX 75034
P (972) 335-3580
Contact: Michael B. Marx, R.P.L.S.
OWNER:
183 Land Corporation, Inc.
1 Cowboys Way
Frisco, TX 75034
CONVEYANCE PLAT
GATES OF PROSPER
BLOCK E, LOTS 3 AND 4
AN ADDITION TO THE TOWN OF PROSPER
4.164 ACRES (GROSS)
BEING A REVISED CONVEYANCE PLAT OF LOT 3, BLOCK E
OF THE GATES OF PROPSER, LOTS 2 AND 3, BLOCK E,
RECORDED IN VOLUME 2021, PAGE 202, PLAT RECORDS,
COLLIN COUNTY, TEXAS
SITUATED IN THE
ED BRADLEY SURVEY, ABSTRACT NO. 86
TOWN OF PROSPER, COLLIN COUNTY, TEXAS
MARCH, 2022
CASE #D22-____
10
PRELIMINARY
THIS DOCUMENT SHALL
NOT BE RECORDED FOR
ANY PURPOSE AND
SHALL NOT BE USED OR
VIEWED OR RELIED
UPON AS A FINAL
SURVEY DOCUMENT
DWG NAME: K:\FRI_SURVEY\068109021-GATES OF PROSPER WALGREENS\DWG\068109074 LOT 2 REV CONV PLAT VER18.DWG PLOTTED BYMARX, MICHAEL 3/2/2022 6:49 AM LAST SAVED3/2/2022 6:48 AMScale Drawn by
MBMN/A
Checked by Date Project No.Sheet No.
Frisco, Texas 75034
6160 Warren Parkway, Suite 210 Tel. No. (972) 335-3580
Fax No. (972) 335-3779FIRM # 10193822
KHA 03/02/2022 068109074 2 OF 2
OWNER'S CERTIFICATE
STATE OF TEXAS §
COUNTY OF COLLIN §
WHEREAS, 183 LAND CORPORATION, INC., is the owner of a tract of land situated in the Ed Bradley Survey, Abstract
No. 86, Town of Prosper, Collin County, Texas and being all of Lot 3, Block E, Gates of Prosper, Block E, Lots 2 and 3, an
addition to the Town of Prosper, according to the Conveyance Plat thereof recorded in Volume 2021, Page 202 of the Plat
Records of Collin County, Texas, and being more particularly described as follows:
BEGINNING at a 3/4-inch iron rod found for the southeast corner of said Lot 3, being the southerly point of a corner clip at
the intersection of the westerly right-of-way line of State Highway No. 289 (South Preston Road) with the easterly
right-of-way line of South Craig Road;
THENCE North 57°05'11" West, departing the westerly right of way line of said Preston Road, along the southerly line of
said Lot 3, and along said corner clip a distance of 96.61 feet to a 3/4-inch iron rod found for corner at the westerly end of
said corner clip, being on the easterly right of way line of said South Craig Road;
THENCE North 00°56'10" West, along the westerly line of said Lot 3 and along the easterly right of way line of said South
Craig Road, a distance of 205.74 feet to a 3/4-inch iron rod found for corner;
THENCE North 16°53'41" West, along the westerly line of said Lot 3 and along the easterly right of way line of said South
Craig Road, a distance of 60.60 feet to a 5/8-inch iron rod with a red plastic cap, stamped “KHA” set for a corner on the
easterly right of way line of said South Craig Road as dedicated in Gates of Prosper, Block E, Lots 1 and 2, an addition to
the Town of Prosper, according to the Conveyance Plat thereof recorded in Volume 2018, Page 549 of the Plat Records of
Collin County, Texas;
THENCE North 00°04'46" West, along the westerly line of said Lot 3 and along the easterly right of way line of said South
Craig Road, a distance of 352.71 feet to an “X” cut set for the northwest corner of said Lot 3, same being the southwest
corner of Lot 2, Block E of said Gates of Prosper, Block E, Lots 2 and 3;
THENCE South 89°59'22" East, departing the easterly right of way line of said South Craig Road and along the common
line of said Lots 2 and 3, a distance of 369.23 feet to an “X” cut set for corner;
THENCE North 24°20'45" East, along the common line of said Lots 2 and 3, a distance of 13.17 feet to an “X” cut set for
corner;
THENCE South 63°04'57" East, along the common line of said Lots 2 and 3, a distance of 64.82 feet to a 5/8-inch iron rod
with a red plastic cap, stamped “KHA” set for the east common corner of said Lots 2 and 3, same being on the westerly
right of way line of aforesaid State Highway No. 289 (South Preston Road);
THENCE South 26°54'54" West, along the easterly line of said Lot 3 and the westerly right of way line of said State
Highway No. 289 (South Preston Road), a distance of 40.31 feet to a 5/8-inch iron rod found for corner;
THENCE South 24°15'53" West, along the easterly line of said Lot 3 and the westerly right of way line of said State
Highway No. 289 (South Preston Road), a distance of 492.40 feet to a 3/4-inch iron rod found for corner;
THENCE South 33°15'53" West, along the easterly line of said Lot 3 and the westerly right of way line of said State
Highway No. 289 (South Preston Road), a distance of 199.32 feet to the POINT OF BEGINNING and containing 4.164
acres (181,380 square feet) of land, more or less.
CERTIFICATE OF APPROVAL
Approved this _______ day of __________, 20_____ by the Planning & Zoning
Commission of the Town of Prosper, Texas.
______________________________________ Town Secretary
______________________________________ Engineering Department
______________________________________ Development Services Department
SURVEYOR'S CERTIFICATE
Know All Men By These Presents:
That I, Michael B. Marx, 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 ________________, 2022.
_____________________________________________
Michael B. Marx
Registered Professional Land Surveyor No. 5181
Kimley-Horn and Associates, Inc.
6160 Warren Pkwy., Suite 210
Frisco, Texas 75034
Phone 972-335-3580
Fax 972-335-3779
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 Michael B. Marx, 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
____________________, 2022.
_______________________________________________
Notary Public, State of Texas
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.
NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS:
THAT 183 LAND CORPORATION, INC. acting herein by and through its duly authorized officers, does hereby certify and
adopt this plat designating the herein above described property as GATES OF PROSPER, BLOCK E, LOTS 3 AND 4, an
addition to the Town of Prosper, and does hereby dedicate to the public use forever, the streets and alleys shown thereon.
183 LAND CORPORATION, INC. does 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 ___________________________, 2022.
BY: 183 LAND CORPORATION, INC.
BY:
______________________________
Authorized Signature
______________________________
Printed Name and Title
STATE OF TEXAS §
COUNTY OF _______§
BEFORE ME, the undersigned, a Notary Public in and for The State of ____________, on this day personally appeared
________________, 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 ____________________, 2022.
_______________________________________________
Notary Public, State of __________
CONVEYANCE PLAT
GATES OF PROSPER
BLOCK E, LOTS 3 AND 4
AN ADDITION TO THE TOWN OF PROSPER
4.164 ACRES (GROSS)
BEING A REVISED CONVEYANCE PLAT OF LOT 3, BLOCK E
OF THE GATES OF PROPSER, LOTS 2 AND 3, BLOCK E,
RECORDED IN VOLUME 2021, PAGE 202, PLAT RECORDS,
COLLIN COUNTY, TEXAS
SITUATED IN THE
ED BRADLEY SURVEY, ABSTRACT NO. 86
TOWN OF PROSPER, COLLIN COUNTY, TEXAS
MARCH, 2022
CASE #D22-____
ENGINEER:
Kimley-Horn and Associates
260 East Davis St,, Suite 100
McKinney, TX 75034
P (469) 301-2594
Contact: Rachel Korus, P.E.
SURVEYOR:
Kimley-Horn and Associates
6160 Warren Pkwy. Suite 210
Frisco, TX 75034
P (972) 335-3580
Contact: Michael B. Marx, R.P.L.S.
OWNER:
183 Land Corporation, Inc.
1 Cowboys Way
Frisco, TX 75034
11
Page 1 of 1
To: Planning & Zoning Commission Item No. 4
From: Dakari Hill, Senior Planner
Through: David Soto, Planning Manager
Re: Planning & Zoning Commission Meeting – August 1, 2023
Agenda Item:
Conduct a Public Hearing and consider and act upon a request to update the Town of Prosper’s
comprehensive plan.
Description of Agenda Item:
An updated comprehensive plan for the Town of Prosper is being presented by Freese and
Nichols. Their recommendations are based on research regarding the Town’s history, expected
future growth, and overall vision. The firm has met with Town Staff as well as the Comprehensive
Plan Advisory Committee multiple times to discuss the updates.
Attached Documents:
1. Draft of Proposed Comprehensive Plan
Town Staff Recommendation:
Town Staff recommends approval of the Comprehensive Plan.
Town Council Public Hearing:
Upon a recommendation by the Planning & Zoning Commission, a Public Hearing for this item
will be scheduled for the Town Council at their regular meeting on August 22, 2023.
PLANNING
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PLAN PROSPER
2023 COMPREHENSIVE PLAN
August 1, 2023 | P&Z PUBLIC HEARING DRAFT
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT iii
ACKNOWLEDGEMENTS
Town Council
David F. Bristol, Mayor
Marcus E. Ray, Deputy Mayor Pro-Tem, Place 1
Craig Andres, Mayor Pro-Tem, Place 2
Amy Bartley, Place 3
Chris Kern, Place 4
Jeff Hodges, Place 5
Charles Cotten, Place 6
Planning and Zoning Commission
Sekou Harris, Place 1
Mike Pettis, Secretary, Place 2
Cameron Reeves, Place 3
Josh Carson, Place 4
Glen Blanscet, Place 5
Damon Jackson, Vice-Chair, Place 6
Brandon Daniel, Chair, Place 7
Comprehensive Plan Advisory Committee (CPAC)
Amy Bartley
Chris Kern
Greg Bradley
Glen Blanscet
Tommy Van Wolfe
Town Staff
Mario Canizares, Town Manager
Charles Ewings, Assistant Town Manager
David A. Hoover, AICP, Director of Development Services
David Soto, Planning Manager
Dakari Hill, Senior Planner?
Doug Braches, Planner
Consultants
Freese and Nichols, Inc.
Daniel Harrison, AICP, Project Manager
Rhys Wilson, Assistant Project Manager
Jacob Rojo, Project Planner
TXP, Inc.
Travis James, Vice President, Economic and Market Consultant
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CONTENTS
CHAPTER 1 COMMUNITY SNAPSHOT ............................................................. 1
INTRODUCTION .............................................................................................. 2
PLANNING BACKGROUND .............................................................................. 4
PHYSICAL DEVELOPMENT PATTERNS ........................................................... 10
PLANNING CONTEXT .................................................................................... 12
CHAPTER 2 VISION AND GOALS .................................................................... 17
INTRODUCTION ............................................................................................ 18
COMPREHENSIVE PLAN ADVISORY COMMITTEE (CPAC) ............................. 18
VISION STATEMENT ..................................................................................... 22
GUIDING PRINCIPLES AND COMMUNITY GOALS ......................................... 23
CHAPTER 3 MARKET ANALYSIS ..................................................................... 25
INTRODUCTION ............................................................................................ 26
PAST HOUSING GROWTH ............................................................................. 26
PAST EMPLOYMENT GROWTH ..................................................................... 27
DEMOGRAPHIC FORECASTS ......................................................................... 27
SUPPLEMENTAL DATA .................................................................................. 30
CHAPTER 4 FUTURE LAND USE PLAN ............................................................ 37
INTRODUCTION ............................................................................................ 38
LAND USE ANALYSIS ..................................................................................... 40
2023 FLUP MAP ............................................................................................ 48
FUTURE LAND USE CATEGORIES .................................................................. 50
LAND USE CONCEPTS ................................................................................... 66
ULTIMATE CAPACITY AND POPULATION PROJECTIONS .............................. 72
CHAPTER 5 NEIGHBORHOOD AND COMMUNITY LIVABILITY ........................ 75
INTRODUCTION ............................................................................................ 76
LIVABLE NEIGHBORHOODS ........................................................................... 77
OPEN-SPACE PRESERVATION ........................................................................ 80
SOCIAL INTERACTION ................................................................................... 81
IMAGE ENHANCEMENT ................................................................................ 82
CHAPTER 6 IMPLEMENTATION ..................................................................... 85
INTRODUCTION ............................................................................................ 86
ROLES OF THE COMPREHENSIVE PLAN ........................................................ 87
MAINTAINING COMPATIBILITY BETWEEN THE ZONING MAP AND FUTURE
LAND USE PLAN MAP .................................................................................... 89
IMPLEMENTATION GOALS AND OBJECTIVES ................................................ 90
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CHAPTER 1
COMMUNITY SNAPSHOT
INTRODUCTION 2
PLANNING BACKGROUND 4
PHYSICAL DEVELOPMENT PATTERNS 10
PLANNING CONTEXT 12
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INTRODUCTION
What is a Comprehensive Plan?
The comprehensive plan for the Town of Prosper is intended solely as a guide
to direct future development decisions made by Town staff, elected officials ,
and all other decision-makers. The comprehensive plan tells the story of who
the community is and what it aspires to become. This document is intended to
serve as a flexible long-range planning tool that guides the growth and
physical development of Prosper for the next ten years.
The Comprehensive Plan is a long-range statement of public policy. According
to Chapter 213 of the Texas Local Government Code, a comprehensive plan
may:
• Include but is not limited to provisions on land use, transportation ,
and public facilities;
• Consist of a single plan or a coordinated set of plans organized by
subject and geographic area;
• Be used to coordinate and guide the establishment of development
regulations.
Legal Authority
The right for a community to plan is rooted in the Texas Local Government
Code. The following are the specific chapters that directly relate to the Town’s
ability to plan.
• Chapter 211: Allows the governing body of a community to regulate
zoning.
• Chapter 212: Allows the governing body of a community to regulate
subdivision development within the municipal and Extraterritorial
Jurisdiction (ETJ).
• Chapter 213: Allows the governing body of a community to create a
comprehensive plan for the long-range development of the
community and to address a wide range of issues, including land use
and transportation.
Planning to Plan
The Town of Prosper sits at an exciting and critical point in its history.
Decisions made now will have a lasting physical, fiscal, and social impact on
the Town for generations to come. The Town has a significant amount of
vacant land, and while many pre-arranged development agreements currently
exist, the ultimate objective of this Plan is to set policies and a vision to
ultimately guide those developments, ensuring that all development that
occurs within Prosper is compatible and fits into the community’s long term
vision.
This 2023 Comprehensive Plan (Plan) will serve as the compass, or guide, for
the long-term growth of the Town. The following Plan will include an
examination of the following issues:
• Future Land Use;
• Livability;
• Transportation;
• Economic Analysis; and
• Infrastructure.
A comprehensive plan, however visionary, must also be rooted in the present.
Therefore, before examining the above elements, it will be important and
helpful to understand where Prosper is today and what planning efforts have
been conducted prior to this Plan. This starting point, or baseline analysis, will
allow coordination with previous planning efforts. This examination will help
establish an understanding of Prosper’s population growth, housing
characteristics, existing land use, physical constraints, and past planning
efforts.
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Planning for Rapid Growth
Over the past several decades, rapid development has defined the northern
side of the Dallas/Fort Worth Metropolitan Area. The DFW Metro Area is now
ranked as the 4th largest metropolitan area in the nation and is expected to
double in size by the year 2050 nearly.
Growth is not a question but is inevitable. Community planning, a vision
accompanied by guiding policies, will help ensure that Prosper develops in an
orderly fashion, considering and respecting, among other things, data relating
to income, education levels, ethnicity as well as the physical values of the
community. Community planning will protect the quality of life that makes
Prosper one of DFW’s most livable communities.
Figure 1. Prosper Regional Relationship
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PLANNING BACKGROUND
Regional Relationship
The Town of Prosper is located at the northern edge of the Dallas/Fort Worth
Metropolitan area, in western Collin County and eastern Denton County. The
Town’s immediate neighbors include Frisco, McKinney, Celina, and Little Elm.
The Town of Prosper is currently situated at the northern terminus of the
Dallas North Tollway’s toll lanes, and future expansions will take the Tollway
through the Town. The Tollway provides direct access to Downtown Dallas as
well as to other major regional highways, such as Highway 121/Sam Rayburn
Tollway, President George Bush Turnpike, and IH 635/LBJ. Highway 380,
traversing the Town's southern border, provides access to the cities of
McKinney and Denton and to Interstate 35 and US 75/Central Expressway .
Population Analysis
Examining historical population growth trends helps to tell the story of how
Prosper has grown in the past and may give some insight into how Prosper
may grow in the future. Several different variables must be considered when
examining population growth trends, but one of the primary factors is
location. Communities in rural areas not adjacent to a major metropolitan
area typically experience very gradual yet steady growth over time. Many rural
communities experience very little growth or even decline.
Communities near metropolitan areas, however, are characterized differently.
Typically, communities on the fringe of metropolitan areas began as rural,
somewhat isolated communities characterized by slow but steady growth.
Location Mileage
Downtown Dallas 34
Love Field 31
DFW Airport 33
Stonebriar Centre (Frisco) 11
The Star (Frisco) 11
Legacy West/Shops at Legacy (Plano) 13
Grandscape (The Colony) 15
Dallas Galleria 23
Addison 22
Downtown McKinney 13
Denton 20
US 75 Central Expressway 11
Interstate 35 23
SH 121 12
President George Bush Turnpike 18
Figure 3. Historic Population Growth
Source: 2020 5-Year ACS
Figure 2. Proximity to Regional Locations
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Eventually, an urbanized area encroaches on these rural communities , causing
rapid and robust growth until the community reaches its carrying capacity or
build-out. At this point, the growth rapidly slows once again. This pattern has
characterized growth within the North Dallas region. Garland, Richardson,
Plano, Frisco, and McKinney are all examples of this type of growth.
Population Synopsis
When examining the Town’s historical growth patterns, it becomes apparent
that Prosper fits into a rapid growth pattern. In 1970, the community
contained only 500 residents. Between 1970 and 2000, the community added
approximately 1600 residents. Since 2000, however, the Town has added over
33,000 new residents, indicating that Prosper has likely reached the beginning
of a period of rapid and robust growth. Although impossible to predict the
future housing market, reasonable assumptions seem to indicate that this
period of rapid growth over the past 20 years was not an accident but is
indicative of the rapid northern expansion of the DFW Metropolitan Area.
Based on this assumption, it is likely that rapid and robust growth will
continue to characterize Prosper for the decades to come.
Compound Annual Growth Rate
From 1970 to 2000, the Town of Prosper experienced relatively fast but steady
population growth. Since 2000, the Town has experienced very rapid and
robust growth and reached a population of 35,410 residents, according to the
North Central Texas Council of Government (NCTCOG).
The Compound Annual Growth Rate (CAGR) is a method of an alyzing annual
average rates of growth. As shown in Figure 4, between 1970 and 2023,
Prosper experienced a CAGR of 8.53 percent. This is a high rate of growth for a
community. Additionally, from 2010 to 2020, the CAGR for the community was
12.3 percent (see Figure 7).
Regional Growth
2020 U.S. Census numbers provided insight into just how rapidly the State of
Texas, and its metropolitan areas, are growing. The Dallas/Fort Worth
Metropolitan area added nearly 2,300,000 people during the 2000-2020
period. Collin County has experienced some of the most robust growth over
the past several decades. Collin County alone added nearly 514,000 new
residents between 2000 and 2020 and exceeded the 1,000,000 resident mark,
a significant milestone considering that only 67,000 residents called Collin
County home in 1970.
Between 1970 and 2020, Frisco and Little Elm experienced the fastest
compound annual growth rates. Since 2010, however, Prosper and Celina have
experienced the highest compound annual growth rates at 12.3% and 8.5%,
respectively. Although Frisco experienced the fourth-highest compound
annual growth rate between 2010 and 2020, the Town experienced the
greatest numerical increase, adding over 71,000 new residents during the past
decade. It is also important to note that Prosper and its neighbors experienced
higher growth rates over the past decade than in previous years. This indicates
that growth within Prosper and its neighboring cities is increasing.
Year Population Change Growth CAGR*
1970 501 - -
3.61%
8.53%
1980 675 174 34.7%
1990 1,018 343 50.8%
2000 2,097 1,079 106.0%
18.12% 2010 9,423 7326 349.4%
2020 30,147 20,724 219.9%
2022 35,410 5,263 17.5%
8.2% 2023 38,312 2,902 8.2%
Figure 4. Prosper Growth Statistics
*Compound Annual Growth Rate Source: United States Census & NCTCOG
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Forecasted Regional Growth
The Dallas/Fort Worth metropolitan area is currently the fourth largest
metropolitan area in the United States, behind New York City, Los Angeles,
and Chicago. According to the North Central Texas Council of Governments
(NCTCOG), the population of the Dallas/Fort Worth metropolitan region is
expected to reach 11.4 million by 2045. This would result in the addition of
over 3 million new residents over the next 20 years.
Housing Characteristics
Household type refers to how the people who live within a household are
related if they do not live alone. Generally, Prosper contains a large number of
married-couple households and households with children under the age of 18.
Within Prosper, the average household size is 3.45 persons per household
(PPH) for all residential units. The average household size is significantly higher
than the State average of 2.83 PPH, Frisco at 2.93 PPH, McKinney at 2.92 PPH,
and Celina at 2.89 PPH. Little Elm has the second-highest average household
size at 3.12 PPH. This data indicates many families call Prosper home.
Of the total Households, 59.7% have children under the age of 18, 84% are
married couple households, 3.2% are cohabitating households, 3.8% are single
male parent households, and 9% are single female parent households. 6.6% of
the total households in Prosper are householders living alone.
The occupancy rate is an important indicator of the local housing market and
housing saturation. A high occupancy rate may indicate an immediate need for
additional housing stock to accommodate new population growth. A low
occupancy rate may indicate an oversaturation of homes in the housing
market. Typically, healthy cities have at least a 90% occupancy rate, something
common in the rapidly growing DFW area.
Jurisdiction
Year CAGR
1970 1980 1990 2000 2010 2020 1970-
2020
2010-
2020
Collin
County 66,920 144,576 264,036 491,675 782,341 1,006,038 5.6% 2.6%
Celina 1,272 1,520 1,737 1,861 6,028 13,608 4.9% 8.5%
Frisco 1,845 3,499 6,138 33,714 116,989 188,387 9.7% 4.9%
Little Elm 363 926 1,255 3,646 25,898 49,792 8.3% 6.8%
McKinney 15,193 16,256 21,283 54,369 131,117 191,197 5.2% 3.8%
Prosper 501 675 1,018 2,097 9,423 30,147 8.5% 12.3%
Figure 7. Regional Growth Statistics
Source: 2020 5-Year ACS
Figure 5. Occupancy Rates
Source: 2020 5-Year ACS
Figure 6. Residential Unit Stock
Source: 2020 5-Year ACS
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Currently, Prosper has a 91.4% occupancy rate for all housing units. The
Town’s housing stock is predominantly for single-family purposes with 93%
comprising all the Town’s housing. Only 7% of the Town’s housing is f or multi-
family purposes. When compared to other neighboring cities, Prosper has the
second lowest multi-family housing stock. Only Celina has a lower percentage
of multi-family housing units within their housing inventory. Although
Prosper’s housing numbers heavily favor single-family development, this
strongly indicates that the Town has a healthy housing saturation.
Notably, the growth of the multi-housing stock is increasing. According to the
Town’s February 2023 Development Services Monthly Report, there are 1,235
multi-family units under construction or shovel ready in Prosper.
The following figures detail the information provided in the Town’s February
2023 Development Services Monthly Report
Figure 8. Single Family Residential Permits Issued by Quarter
2021 2022 2023
February 94 104 101
1st Quarter 369 289 Not Available
2nd Quarter 241 226 Not Available
3rd Quarter 255 249 Not Available
4th Quarter 391 165 Not Available
Total 1,222 969 101
Source: Town of Prosper February 2023 Monthly Report
Figure 9. Shovel Ready—Non‐Residential Project Status
Subdivision Locations Acres Number of
Lots
Brookhollow West NWC Richland Boulevard / Lakewood Drive 43.2± 149
Cambridge Park Estates,
Phase 2 SWQ Preston Road / Coleman Street 42.5± 110
Lakewood, Phase 5 SEQ First Street / Coit Road 40.8± 98
Lakewood, Phase 6 SEQ First Street / Coit Road 13.8± 41
Legacy Gardens, Phase 2 NWQ Prosper Trail/Dallas Parkway 45.6± 106
Malabar Hill SWQ First Street / Custer Road 45.0± 96
Star Trail, Phase 10 SWQ Prosper Road / Legacy Drive 41.5± 80
Star Trail, Phase 11 SWQ Legacy Drive / Prosper Trail 36.2± 122
Star Trail, Phase 12 NWQ Fishtrap Road / Legacy Road 29.0± 64
Star Trail, Phase 13 NWQ Legacy Drive./ Fishtrap Road 40.0± 127
Windsong Ranch, Phase 6E SWQ Teel Parkway / Parvin Road 29.2± 73
Windsong Ranch, Phase 7G NWQ Windsong Road / Fishtrap Road 145.4± 54
Windsong Ranch, Phase 9 NEQ Prosper Trail / Teel Parkway 49.5± 92
Total Number of Lots Under Construction / Shovel Ready 1,212 Lots
Source: Town of Prosper February 2023 Monthly Report
Figure 10. Under Construction & Shovel Ready—Residential Project Status
Subdivision Location Acres Number of
Units
LIV Multi-family 400 West Fifth Street 8.9± 300
LIVTownhome‐style Multi-family 400 West Fifth Street 5.3± 30
Gates of Prosper Multi-family, Phase 1 961 Gateway Drive 16.9± 344
Alders at Prosper (Age Restricted) 2151 Prairie Drive 10.3± 188
Ladera, Phase 1 (Age Restricted) 4320 Valencia Drive 32.6± 73
Brookhollow 4001 East University Drive 25.2± 300
Total Number of Lots Under Construction / Shovel Ready 1,235 Units
Source: Town of Prosper February 2023 Monthly Report
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Existing Land Use
Prosper’s existing land use is predominantly characterized by vacant land. Ten
years ago, 80% of the Town’s land was vacant, but now 44% of all land is
vacant. This is a significant indicator that Prosper is in a rapid growth stage .
Although land availability is decreasing, the remaining vacant land tracts will
drastically impact the overall community form as the Town continues to
develop. While most of the undeveloped property in Prosper has already been
zoned, there may be opportunities to work with developers to incorporate the
identified community vision. Those opportunities should be pursued,
particularly as circumstances arise that necessitate zoning adjustments or
changes.
When excluding vacant land and only examining developed land, the
predominant land use in Prosper is single-family residential. Parks & Open
Space constitutes the second highest land use followed by public/semi -public
and commercial. As discussed previously, very few residential variations
currently exist. Additionally, only 7% of the developed land use is currently
occupied by commercial.
Development Patterns
Most of Prosper’s development has occurred over the past two decades, in
response to the Town’s rapid population increase. Development has mostly
been single family residential, although some commercial uses have been
added along Preston Road and Highway 380.
Residential construction is widespread and occurring to the west of Coleman
Road and the original town center, with more expected soon. A significant
number of large-lot homes were constructed in Prosper prior to 2005,
coinciding with septic tank requirements that mandate a minimum lot size of
1 acre. As sewer service has been expanded and has become more readily
available, lot sizes within new residential areas have become significantly
smaller. In 2011, over 80 percent of approved housing permits were on lots
under 15,000 square feet in size. In 2011, only 6 building permits were issued
to lots at or above one acre in size while 51 permits, approximately 14
percent, were issued on lot sizes under 10,000 square feet.
The amount of vacant land within the community is advantageous, because it
allows for new development opportunities on undeveloped land, rather than
more expensive redevelopment. It will be important to ensure that the
thoroughfare plan is coordinated with land use, to ensure that appropriate
right-of- way is acquired during the subdivision of land. Additionally, it will be
Figure 11. Existing Land Use
Figure 12. Existing Land Use (excluding vacant land)
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important to ensure connectivity is provided within and between new
residential subdivisions, so that upon buildout, a connected street system
serves the community.
Finally, a significant amount of infill land is available within the community.
This land is located between subdivisions and along major roadways. It will be
important to ensure that development in these areas is compatible with
adjacent residential subdivisions.
Small Lot Residential
Vacant Land
Large Lot Residential
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PHYSICAL DEVELOPMENT
PATTERNS
Local development patterns refer to the factors that have influenced the
shape and growth of the Town. Understanding such features creates
knowledge of how the Town can grow in the future. These patterns are
divided into two primary categories: “Natural Constraints” which examine the
geographical aspects of Prosper and “Human-Made Constraints,” which
examine features that have been constructed or added to the Town .
Natural Constraints
Natural features influence the type of development and where such
development can occur. Topography, soils, vegetation, and wildlife are all
factors that can directly affect development within the Town and are all
important factors that should be considered during the planning process .
The Town of Prosper is located along a major ridge line that runs to the east of
Preston Road. Areas to the west of the ridge line drain into Lake Lewisville.
Areas to the east of the ridge line drain toward Lake Lavon.
Most topographical variations within Prosper are located along the major
ridge line, near Preston Road. While a certain degree of topography exists
within Prosper, the relative flatness of Prosper and the surrounding area is
advantageous for accommodating future development.
The two largest floodplain areas are located in the community's extreme
eastern and western portions; Doe Branch Creek in the west and Wilson Creek
and Rutherford Branch Creek in the east. The floodplain areas along Doe
Branch Creek, Wilson Creek, and Rutherford Branch Creek contain the most
natural tree cover within the planning area.
Human Made Features
The importance of human-made features, such as transportation facilities,
Town boundaries, and infrastructure, are significant factors that greatly
influence development patterns. The following discussion relates to the
significant human-made features within Prosper.
Preston Road, Highway 380, and the future Dallas North Tollway are the major
arterial roadways within the community. As development occurs, Teel
Parkway, Legacy Drive, Coit Road, FM 1385/Gee Road, and Custer Road will
grow in importance and will provide additional north-to-south corridors within
the community. Frontier Parkway, Prosper Trail, and First Street will serve as
major east-to-west corridors within the community. In addition to these
roadways, the Dallas North Tollway will serve as a major transportation
addition within the community and will increase accessibility within the
community, will provide quick access to the regional highway network, and
will serve as a catalyst in attracting new development.
Doe Branch
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In Texas, extraterritorial jurisdiction (ETJ) refers to the land an incorporated
community may legally annex to plan and accommodate future development.
The Town has entered into boundary agreements with Frisco, McKinney,
Celina, and Little Elm and has no plans to expand west of FM 1385. For this
reason, the general planning area for the Town is established and well -
defined, allowing the Town to concentrate on the annexation of internal
properties. The advantage of a defined Town boundary is knowing exactly
where Prosper can grow. This enables Town staff to plan for growth more
effectively, particularly the necessary infrastructure that will be needed to
accommodate future growth within the Town boundaries .
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PLANNING CONTEXT
For this Comprehensive Plan to truly be comprehensive, it will be important to
consider the context in which the Plan is being created. The planning context
includes several different factors, including current and past planning efforts,
regional initiatives, and external issues that, although they may be beyond the
direct control of the community, can directly impact growth decisions,
primarily the Dallas North Tollway extension. Building upon past planning
efforts and considering external factors that impact Prosper’s growth will
allow for realistic growth assumptions and will help to ensure a cohesive,
inclusive, and truly comprehensive plan.
Planning Efforts
2012 Comprehensive Plan
In 2012, The Town adopted a Comprehensive Plan to guide land use decisions
within the community for the next 10 years. This Plan included the
development of a future land use and community framework scenario and
examined the thoroughfare system and infrastructure of the community.
It is typically recommended that a Comprehensive Plan be updated every 10
to 20 years, depending on how rapidly the community is growing. Since 2012,
Prosper has continued to grow rapidly, necessitating the review and update of
the Comprehensive Plan.
Land Use decisions made during the 2012 Comprehensive Plan will be
examined and evaluated to determine if changes are necessary. Various
development plans and agreements have been submitted to or approved by
the Town. Updating the Future Land Use Plan will re-examine the community’s
vision and values. An updated Future Land Use Plan will provide the
framework for discussions and negotiations with developers as changes to
zoning occur.
Figure 13. August 2021 (Current) Version of the FLUP
2015 Parks, Recreation, and Open Space Master Plan
In 2015, the Town completed a Parks, Recreation, and Open Space Master
Plan (Parks Plan) to direct the growth of the Town’s parks and trails as the
community grows over the next several decades. The importance of the Parks
Plan cannot be understated. Parks provide recreational opportunities for
community residents and help increase the community's overall quality of life.
In the same manner, trails provide recreational opportunities for residents to
walk, run or bike throughout the community. Trails provide access to open
space, parks, schools, and community facilities and help link various
community areas to one another.
As development occurs, incremental implementation of the Parks Plan will
occur. Ensuring that it is updated as changes occur, will help the Town
leverage and negotiate with developers as vacant land is developed, ultimately
enabling the Town to impose a proportional cost of park development on
developers.
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It will be important that Town decision-makers consult the Parks Plan as
development proposals are received. While slight deviations may be permitted
to accommodate site layouts, the location of parks and trails have been
chosen for intentional reasons and therefore, the general locations of trails
and parks should be adhered to as closely as possible.
2021 Thoroughfare Plan
The Town completed an update to its Thoroughfare Plan in 2021, re-examining
issues and redefining the Town’s roadway network. This Plan builds upon
previous work efforts and seeks to coordinate land use decisions with previous
transportation efforts. Any changes that result from land use decisions will be
included as recommendations within this Plan and should be considered as
the future Thoroughfare Plan update is made.
2022 Downtown Master Plan
The Town has continued its approach to strengthen the Downtown area. In
2022, the Town adopted the Downtown Master Plan, which serves as a
foundational piece to attract new development while retaining the area’s rich
history. This plan guides downtown development in aspirational and practical
ways that are reflective of the community’s best interests. During the
comprehensive planning process, any future land use decisions that the
community prefers in the downtown area should align with the policies
established in the 2022 Downtown Master Plan.
Prosper Independent School District
Throughout the planning process, schools have been identified as one of the
single most important features of the Town. As the Town continues to grow, it
is of prime importance that Prosper's schools' exemplary status and
reputation be maintained.
While the Town and Prosper Independent School District (PISD) operate as
two separate entities, they are inherently related to each other. Growth in the
Town increases the overall tax base and provides revenue for the School
District. Additionally, excellent schools enable the Town to continue attracting
new residents and development.
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The Town and PISD should be in direct communication, clearly identifying
growth areas and assessing future educational needs. Communication
between the Town and PISD will inevitably allow for coordinated
infrastructure decisions, such as when new roads allowing access to new
schools should be constructed.
The Town and PISD should also coordinate on population growth rates and
potential future school locations. Establishing a working relationship between
the two entities will benefit the Town, PISD, and the residents of Prosper
themselves.
North Central Texas Council of Governments (NCTCOG)
NCTCOG is the metropolitan planning organization that encompasses the 16-
county North Texas region. NCTCOG works to promote orderly and balanced
growth within the North Texas region. The metropolitan transportation plan
created by NCTCOG, known as Mobility 2045 Update, contains various
components, including arterial roadway networks, freeways, rail transit, and a
Veloweb Network (regional trail system).
Coordination with NCTCOG will help to streamline projects within Prosper,
particularly if outside funding is desired or necessary. Typically, funding is
awarded to projects which show planning and coordination at multiple levels.
Ensuring that future roadway and transportation plans by the Town are
coordinated with NCTCOG will help Prosper attract investment from both the
public and private sectors and will ensure that roadways are better
coordinated between adjacent communities.
In addition to transportation, various grants are awarded to communities in
North Texas by NCTCOG. These grants are used to incentivize regional
cooperation without requiring compliance. NCTCOG has established the
Center of Development Excellence, which provides 12 guiding principles that it
recommends communities consider. Communities in North Texas are
encouraged to incorporate these principles and are awarded grants and
additional funding to help communities with some of the initial costs, studies,
and plans associated with quality planning.
Dallas North Tollway District Design Guideline (2022)
The Dallas North Tollway is one of the most frequently trafficked roadways in
the region, providing significant development opportunities to Prosper. As a
result, the Town adopted the Dallas North Tollway District Design Guidelines
in January 2022 to guide better future development outcomes in the district.
These guidelines present a series of design and land use statements that
explain the desired elements and qualities to shape development in the
district. Particularly, these guidelines are calibrated to three specific areas
within the Dallas North Tollway District, called sub-districts (U.S. 380 Gateway,
Frontier Parkway Gateway, and Neighborhood Services and Retail sub-
districts). Each sub-district has its own preferred development patterns.
Generally, the U.S. 380 Gateway sub-district is anticipated to have the most
intensive commercial activity, with the Frontier Parkway Gateway sub-district
serving as a transition between the U.S. 380 Gateway sub-district and the
lower intensity Neighborhood Services and Retail sub-district. These three
sub-districts aim to create a welcoming, attractive, and vibrant community
along the Tollway that encourages people to live, work, play, and visit
seamlessly.
Source: NCTCOG Mobility 2045 Update
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Figure 14. Dallas North Tollway District from DNT Guidelines
Figure 15. Subdistrict Designation from the DNT Guidelines
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 2 VISION AND GOALS | 17
CHAPTER 2
VISION AND GOALS
INTRODUCTION 18
COMPREHENSIVE PLAN ADVISORY COMMITTEE (CPAC) 18
VISION STATEMENT 22
GUIDING PRINCIPLES AND COMMUNITY GOALS 23
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INTRODUCTION
A fundamental component of the comprehensive planning process evolves
around the vision of the community. The importance of the vision cannot be
overstated—the vision guides land use decisions and allows Town staff and
decision-makers to determine whether decisions are ultimately in
conformance with the long-term vision for Prosper, as defined by its residents.
In other words, the vision is the roadmap that guides decisions within the
community and serves as the basis for the comprehensive plan and policy
recommendations.
For this Plan, the visioning process was guided by a Comprehensive Plan
Advisory Committee (CPAC) and included several deliberate exercises. The
visioning process included:
• Three CPAC Meetings
• CPAC SWOT Analysis
• CPAC Five Key Questions Discussion
• Vision Statement and Goals Revisitation Discussion
The following pages contain the visioning process, highlighting the various
groups involved, the exercises used, and preliminary results derived from the
visioning process.
COMPREHENSIVE PLAN
ADVISORY COMMITTEE
(CPAC)
A committee of community residents and leaders was compiled to assist in
developing the Plan. Committee members were selected based on various
criteria, including the area of the community where they reside, past or
current council experience, economic development knowledge, and business
ownership. The CPAC’s role in the process was to guide the formation of the
Plan document and ensure that the Plan created ultimately reflects the vision
desired by Prosper residents.
Three meetings were conducted with the CPAC:
• Kickoff and Visioning Meeting on January 5, 2023
• Review and Consensus on Goals and Future Land Use Plan Meeting
on April 24, 2023
• Review and Consensus on Complete Plan Meeting on June 26, 2023
All CPAC meetings were conducted at 6:00 p.m. and were open to the public.
Energized and productive discussions were had at CPAC meetings,
representative of the diverse opinions and backgrounds present on the
committee. The exchange of ideas with various points of view ensured a
thorough process where the realities of external factors affecting Prosper
were weighted with the ultimate vision of the Town.
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Meeting 1
Date: January 5, 2023
Location: Prosper Town Hall Chambers
Attendance: Six Prosper CPAC members and four Town staff members.
Purpose: To kick off the project, explain the purpose of the Comprehensive
Plan Update, discuss the Plan’s goals and objectives, review the CPAC
members’ pre-meeting homework assignment, address the Town’s most
pressing development issues, and assess the Town’s strengths, weaknesses,
opportunities, and threats.
Summary: The consultant team started the meeting with a presentation
stating the purpose of the Comprehensive Plan, the project timeline, the role
of the CPAC in the project, and the next steps to begin the comprehensive
planning process. The presentation concluded with a review of the members
pre-meeting homework tasks, a discussion of the CPAC’s opinion on current
issues, their vision for the Town’s development, and an interactive SWOT
analysis exercise.
Exercise 1: Five Key Questions
This CPAC exercise asked members to answer and discuss the following
questions with each other:
1. Are there specific issues that routinely arise – at Planning and Zoning
Commission meetings, Board meetings, amongst staff – that can be
addressed during the comprehensive planning process?
2. What specific thoughts or concerns do you have about how the Town
might develop in the future?
3. What would you like addressed in the Comprehensive Plan?
4. What types of development projects do you think the Town needs
the most?
5. What types of development projects or growth patterns are not
suitable for Prosper?
This CPAC exercise revealed the following takeaways:
• Multi-family uses need careful placement within the Town and must
have strict standards that reflect the Town’s preferences while
balancing realistic market trends
• Perceived decision-making inconsistencies between Town staff,
Planning and Zoning Commission, and Town Council deter developers
from investing in Prosper
• Drive-thrus need to be addressed with a clear objective and policy to
reduce traffic and improve development aesthetics
• New and modern uses are hard to address for decision-makers since
there is no distinct direction regarding these uses
• Context-sensitive development regulations are lacking and should be
incorporated moving forward to accommodate future development
in the Town
• Land uses and mixed-use development should reflect what the
community wants and needs
• Walkable neighborhoods with schools within walking distance should
be encouraged
• Lot sizes have to be carefully balanced to protect the Town’s
character and preserve open space
• Clear guiding principles need to be created to facilitate consistent
development decisions for Planning and Zoning Commission and
Town Council members
• There needs to be an emphasis on growing the commercial tax base
by focusing on retail, entertainment, and destination tourism
• Dallas North Tollway (DNT) needs to be a catalyst for mixed-use
development
• More open space and parks should be required for future
development
• Infrastructure improvements are in demand, especially if growth
keeps occurring at its current rate
• Increased desire to reduce strip center development
• Restrict uses like auto dealerships where little tax value is generated
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Exercise 2: SWOT Analysis
This CPAC exercise encouraged members to actively assess the Town’s
strengths, weaknesses, opportunities, and threats (SWOT Analysis).
Strengths
• Responsive residents and Town leadership
• Small town feel
• Beautiful town
• Open space
• Reputation
• Good amenities/parks
• Faith-based community
• Incredible school district
• Excellent public services and public safety
• Identity
• Local business support
Weaknesses
• HWY 380 produces significant traffic and creates vehicular chaos
• Main thoroughfares creating unsightly development patterns
• Traffic
• Commercial tax base is low due to an abundance of residential
development
• Balancing the tax base that is reflective of the community’s
preferences
• Ineffectively communicated town needs
• Railroad limits development potential and also increases congestion
Opportunities
• Undeveloped land along DNT provides the Town with a competitive
development advantage
• Capturing community uniqueness
• Using community pride to determine development quality
• Utilizing the Town’s charming character to energize downtown
development
• Leveraging the Town’s great parks and functional open space for new
residential development
• Significant infill development potential near Downtown
• Location to PGA positions Prosper for spillover economic benefits
Threats
• Drive-thru abundance
• Constant multi-family development requests
• 380 Bypass disrupting existing properties and adversely affecting
current and projected development patterns
• Neighboring jurisdictions compete for commercial activity,
entertainment attractions, and revenue sources
• Adequately handling phased development requests
• Aged development not aligning with newer development standards
• Retaining small town feel can limit development potential
• Separation of goods and services connecting east and west Prosper
• Lack of infrastructure resources to meet development pressures
• Outdated regulations that do not produce what the Town desires
• Oddly located ETJs within the Town’s corporate boundaries
Exercise 3: Review and Discussion of Existing Vision Statement and Goals
This CPAC exercise allowed members to revisit and provide input on the Plan’s
vision statement and goals. Members concluded that some of the Plan’s
existing goals and objectives have lost relevance, revised goals and objectives
need to best capture the Town’s anticipated rapid growth and that the vis ion
statement needs to be clear, concise, and impactful.
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Meeting 2
Date: April 24, 2023
Location: Prosper Town Hall Chambers
Attendance: Six Prosper CPAC members and two Town staff members.
Purpose: To present a project overview, reach a consensus on revisions to the
vision statement, guiding principles, and community goals (Chapter 2), review
the market analysis (Chapter 3), and discuss the Future Land Use Plan (Chapter
4) and potential updates.
Summary: At the previous CPAC meeting, members discussed the existing
vision statement, guiding principles, and goals and objectives. Prior to the
meeting, CPAC members provided written comments on these elements. At
this meeting, the CPAC was presented the results of their previous efforts,
encompassed in Chapter 2, and reached an agreement on this draft chapter.
The Market Analysis (Chapter 3) was the next agenda item for the meeting.
TXP (Economic Consultants) presented the item and led the discussion with
the CPAC members. Notably, the Market Analysis provided forecasts for future
market employment and housing needs within the Town.
The final element of the meeting focused on nine areas on the Future Land
Use Plan map that could support updates. The CPAC reviewed each area and
discussed possible revisions. The CPAC’s discussion centered on existing land
uses, compatibility with surrounding areas, and evaluation of the remaining
vacant land opportunities.
Meeting 3
Date: June 26, 2023
Location: Prosper Town Hall Chambers
Attendance: Five Prosper CPAC members and four Town staff members.
Purpose: To present an overview of the complete draft plan, review the
revisions recommended by the CPAC from the previous meeting on April 24,
2023, reach a consensus on revisions to the Future Land Use Plan (Chapter 4),
and discuss the Neighborhood and Community Livability Chapter (Chapter 5)
and the Implementation Chapter (Chapter 6).
Summary: This meeting served as the CPAC’s opportunity to review and
discuss the complete draft of the Comprehensive Plan. The Plan was sent to
CPAC members in advance of the meeting, which included the addition of the
final two chapters: the Neighborhood and Community Livability Chapter
(Chapter 5) and the Implementation Chapter (Chapter 6). The meeting also
allowed CPAC members to review the completed revisions from the previously
reviewed chapters.
Notably, the CPAC had an in-depth and detailed discussion regarding the
proposed Future Land Use Plan map updates. The CPAC members reviewed
and discussed the merits of each potential map change. The density (dwelling
units per acre [DUA]) for each residential land use category was also
discussed. A key CPAC discussion point was to clarify that DUA calculations
should be clarified that undevelopable land, such as floodplains, should be
excluded from the density calculations.
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VISION STATEMENT
A vision communicates the reason for existence, the purpose behind planning,
and the overall goals of a community from a long-range planning and
development perspective. The primary benefit of visioning is that it clarifies
how a community will approach its critical planning, development, and growth
issues. With the clarified approach that visioning provides, the resulting Plan
will better address the future of the Town in a manner that is reflective of the
community’s interests.
The vision statement for a community should describe the community as it will
ideally exist in the future. A vision statement spells out goals or values at a
high level and promotes what the Town should become. The vision statement
for this Plan is as follows:
Prosper protects small-town character
and family values by encouraging
community participation, academic
achievement, open space, and housing
excellence.
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GUIDING PRINCIPLES AND
COMMUNITY GOALS
Guiding Principles
The guiding principles are an extension of the vision statement because they
represent the Town’s priorities. Below are five elements that emerged from
the CPAC’s input.
1. Quality of Life - Focus on quality-of-life amenities for existing and
future Prosper families to foster a desirable and unique community.
2. Quality Development - Maintain the community’s small-town feel by
ensuring quality development occurs in a cohesive manner,
compatible with neighboring developments.
3. Fiscal Responsibility - Ensure Prosper develops with a strong
understanding of the fiscal implications of a development proposal.
4. Infrastructure - Ensure new development provides adequate public
facilities and roadway improvements that accommodate the Town’s
development capacity.
5. Economic Development - Promote local economic development
efforts to support local businesses, tourism, and commercial
opportunities that grow the Town’s tax base.
Community Goals
Community goals are created to direct the formation of the Plan. They are
practical yet general points under which more specific objectives may be
located. The goals for the Plan are purposely designed to cover a wide array of
individual objectives, but were specifically crafted to address many of the
comments, issues, ideas, and concerns defined during the visioning portion of
the Plan’s creation.
The following goals, combined with the Town’s guiding principles, are
intended to provide a framework for the creation of applicable and
economically feasible land use decisions and special districts. The goals are
also intended to establish guidelines for preserving Prosper’s neighborhoods
and creating quality new residential areas, maintaining and enhancing
Prosper’s quality of life and physical characteristics, providing a safe and
attractive transportation network, and ultimately ensuring that the Town’s
infrastructure systems will be adequate to accommodate 20 -year growth. Plan
objectives are located within the Implementation chapter of this Plan.
Goal 1: Provide a variety of desirable land uses that diversify the tax base and
enable all types of people to live, work, shop, eat, and relax in Prosper.
Goal 2: Maintain and enhance the high quality of life and small-town feel
currently available and expected by Prosper residents.
Goal 3: Protect the quality and integrity of Prosper’s neighborhoods.
Goal 4: Require high-quality and visually attractive characteristics in both
residential and nonresidential developments.
Goal 5: Develop quality, open roadways that enhance compatibility with
adjacent development and provide safe and convenient traffic movements.
Goal 6: Ensure that water, wastewater, and stormwater infrastructure systems
are able to meet future growth demands.
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 3 MARKET ANALYSIS | 25
CHAPTER 3
MARKET ANALYSIS
INTRODUCTION 26
PAST HOUSING GROWTH 26
PAST EMPLOYMENT GROWTH 27
DEMOGRAPHIC FORECASTS 27
SUPPLEMENTAL DATA 30
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INTRODUCTION
The Market Assessment provides insight into Prosper’s current and projected
market demands. When community leaders better understand future market
conditions, they can better evaluate land use and other important Town
decisions. The type and number of homes and jobs being developed in the
Town can substantially impact the community’s quality-of-life.
PAST HOUSING GROWTH
Historical Population Growth
Prosper has experienced tremendous growth over the past decade. Since
2010, the population has increased by nearly 25,000 residents. Prosper’s 2021
population is 34,136 residents. The average household size is 3.33 people.
There are approximately 10,715 households in Prosper. The town’s population
growth has been similar to peer communities.
Figure 16. Annual Population Estimates
Year Prosper Celina Anna Melissa
2010 9,423 6,028 8,249 4,695
2020 30,225 16,771 16,935 13,941
2021 34,136 23,811 20,243 16,983
% Change
2010 to 2021 262.3% 295.0% 145.4% 261.7%
Source: U.S. Census Bureau
Prosper has permitted over 8,300 single-family residential units to support this
growth since 2010. This translates into about 700 building permits per year.
Over this same period, the Town permitted 300 multi-family units (5+ units
per building). Multi-family units were less than 4 percent of all units
permitted. For Collin County, multi-family units were 29 percent of all
residential building permits issued since 2010. In Denton County, multi-family
units were 21 percent of all residential building permits over this same period.
Figure 17. Prosper Building Permit Activity by Year
Year Single-Family 5+ Units Total
2010 280 0 280
2011 369 0 369
2012 465 0 465
2013 487 0 487
2014 557 0 557
2015 659 300 959
2016 673 39 712
2017 774 0 774
2018 924 0 924
2019 847 0 847
2020 1,115 0 1,115
2021 1,220 0 1,220
Total 8,370 339 8,709
Source: US Census Bureau Building Permits Survey
According to the North Central Texas Council of Governments’ development
dataset, 5,644 single-family units and 943 multi-family units are under
construction in Prosper. Multi-family units account for 14 percent of total
units under construction. This indicates that Prosper is increasing the share of
multi-family units in the community relative to past trends.
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PAST EMPLOYMENT
GROWTH
Prosper-based businesses have also been increasing and adding employees. I n
2010, Prosper-based businesses had 1,200 employees. By 2022, employment
at local businesses increased to 8,000 workers. The largest employment
sectors are Retail Trade, Accommodation and Food Services, and Education.
Over the long term, Prosper should attract more professional service
industries requiring commercial office space or campus developments. The
future land use plan identifies areas where commercial office buildings are
appropriate and helps to guide decisions on where Prosper has space to fost er
this type of development.
DEMOGRAPHIC FORECASTS
Overall Forecast
The North Central Texas Council of Governments Demographic forecast can be
used to estimate residential and commercial real estate needs over the next
20 years.
Figure 18. Prosper Demographic Forecast
Year Population Households Employment
2015 17,877 5,448 3,225
2022 35,629 10,715 8,374
2030 42,868 13,095 21,345
2045 58,610 18,645 41,488
Change
2022 to 2045 22,981 7,930 33,114
Source: North Central Texas Council of Governments, ESRI, TXP, Inc.
Residential Forecast Analysis
According to the American Community Survey (2021 5-Year Average), 91
percent of Prosper's existing occupied housing units are single-family
detached. This statistic represents the “Prosper Baseline” of the housing mix.
More recent data from the North Central Texas Council of Governments
indicate about 86 percent of houses are single-family. This figure highlights the
direction of the current residential real estate market. This figure is referred to
as the “Current Trend.” If Prosper trended toward the “Collin County
Average,” then 75 percent of homes would be single-family. It is common for
communities such as Prosper to initially capture a high level of single-family
home development activity as families move to the area in search of lower
housing costs, larger residential lots, and quality-of-life amenities. As the
community builds out and becomes more incorporated into the larger
metropolitan area, a greater number of multi-family units are built to
accommodate a wider variety of residents. The following table depicts the
range of new housing types built over the next 20 years.
Figure 19. Prosper Housing Type Allocation Forecast
Housing Type Prosper Baseline Current Trend Collin County
Average
Percent
Single-Family 91% 86% 75%
Multi-Family 9% 14% 25%
Total 100% 100% 100%
Units Built
Single-Family 7,216 6,794 5,947
Multi-Family 714 1,135 1,982
Total 7,930 7,930 7,930
Source: TXP, Inc.
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28 | CHAPTER 3 MARKET ANALYSIS August 1, 2023 | P&Z PUBLIC HEARING DRAFT PROSPER COMPREHENSIVE PLAN
Employment Forecast Analysis
The U.S. Energy Information Administration Commercial Buildings Energy
Consumption Survey (CBECS) is a national sample survey that collects
information on the stock of U.S. commercial buildings . Commercial buildings
include all buildings in which at least half of the floor space is used for a
purpose that is not residential, industrial, or agricultural. By this definition,
CBECS includes building types not traditionally considered commercial, such as
schools, hospitals, correctional institutions, and buildings used for religious
worship, in addition to traditional commercial buildings , such as stores,
restaurants, warehouses, and office buildings. As part of this survey, CBECS
produces estimates for mean square feet per worker by building activity.
The following table combines the North Central Texas Council of Governments
Demographic forecast data with estimates of square footage per worker by
industry, providing a high-level or order-of-magnitude estimate based on
historical trends. The post-pandemic hybrid work model is changing real
estate needs in all industries; therefore, it is likely this data represents the
upper bound of what would be required to support this employment growth.
Figure 20. Prosper Employment Growth and Future Square Footage Needed
Basic Retail Service Total
Number of Jobs
2022 899 811 6,664 8,374
2030 2,291 1,827 17,693 21,811
2045 3,547 3,552 34,389 41,488
Change 2022 to 2045 2,649 2,740 27,725 33,114
Square Footage Analysis
Square Feet Per Worker 1,000 750 500 N/A
Total Square Feet 2,648,716 2,055,260 13,862,640 18,566,616
Source: North Central Texas Council of Governments, ESRI, U.S. Energy Information
Administration, TXP, Inc.
Figure 21. Employment Descriptions for Basic, Retail, and Service Employment Types
Employment
Type
NAICS
Code Employment Description
Basic
11 Agriculture, Forestry, Fishing and Hunting
21 Mining, Quarrying, and Oil and Gas Extraction
22 Utilities
23 Construction
31-33 Manufacturing
42 Wholesale Trade
48-49 Transportation and Warehousing (Except 491 – Post Offices)
5111 Newspaper, Periodical, Book, and Directory Publishers
5112 Software Publishers
512 Motion Picture and Sound Recording Industries (Except 51213 -
Motion Picture Theatres)
515 Broadcasting (except Internet)
517 Telecommunications
5175 Cable and Other Program Distribution
Retail
44-45 Retail Trade
71 Arts, Entertainment, and Recreation
722 Food Services and Drinking Establishments
491 Post Offices
Service
51213 Motion Picture and Video Exhibition (i.e. Theatres)
5172 Internet Publishing and Telecommunications
5179 Other Telecommunications
518-519 Internet Service Providers and News Syndicates
52 Finance and Insurance
53 Real Estate and Rental and Leasing
54 Professional, Scientific and Technical Services
55 Management of Companies and Enterprises
56 Administrative and Support and Waste Management and
Remediation Services
62 Health Care and Social Assistance
721 Accommodation
81 Other Services (except Public Administration)
92 Public Administration
6117 Educational Support Services
9999 Unknown
Source: TXP, Inc.
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 3 MARKET ANALYSIS | 29
Land Use Forecast Analysis
The information from Figure 20 can be used to estimate the acreage needed
to support the growth from 2022 to 2045 of the basic, retail, and service
employment categories. The total square footage from Figure 20 indicates the
amount of building space needed to house the projected employment growth.
Using this data, estimates for the land required for such buildings can be
projected, which are shown in Figure 22.
Figure 22. Acres Needed to Accommodate Projected Employment Types
Basic Retail Service
Square Feet Per Worker 1,000 750 500
Total Square Footage of New
Building Space: 2022-2045 2,648,716 2,055,260 13,862,640
Floor Area Ratio 0.1 0.25 0.25
Total Square Footage of Land
Area 26,487,160 8,221,040 55,450,560
Total Acres Per Type 608 189 1,273
Note: One Acre equals 43,560 square feet.
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30 | CHAPTER 3 MARKET ANALYSIS August 1, 2023 | P&Z PUBLIC HEARING DRAFT PROSPER COMPREHENSIVE PLAN
SUPPLEMENTAL DATA
Figure 23. Prosper Developments Map
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 3 MARKET ANALYSIS | 31
Figure 24. Prosper Development List
# Name Type SubClass Class Address
1 Orion Prosper
Lakes Apartment Multi-Family Residential 880 S Coit Rd
2 Walmart
Supercenter Supercenter Retail Commercial 500 Richland Blvd
3 Artesia Subdivision Single Family Residential 1550 Artesia Blvd
4 Windsong
Ranch Subdivision Single Family Residential 1001 Windsong Pkwy S
5 Builders
FirstSource
Specialized
Retail Retail Commercial 365 W Prosper Trl
6 Prosper Mobile
Home Park Mobile Home Other Residential 401 N Coleman St
7
Prosper ISD
Administration
Building
Education
Administration Education Special Use 605 E 7th St
8 Judy Rucker El Primary
Education Education Special Use 402 S Craig Rd
9 Prosper H S Secondary
Education Education Special Use 301 Eagle Dr
10 R Steve Folsom
El
Primary
Education Education Special Use 800 Somerville Dr
11 Lorene Rogers
M S
Secondary
Education Education Special Use 1001 S Coit Rd
12 Eagles Crossing
II Shops Retail Commercial 821 North Coleman
13 Reynolds M S Secondary
Education Education Special Use 700 N Coleman St
14 Cynthia A
Cockrell El
Primary
Education Education Special Use 1075 Escalante Trl
15
Prestonwood
Baptist Church
North Campus
Worship Institutional Special Use 1001 W Prosper Trl
16 Cedar Ridge
Estates Subdivision Single Family Residential E 1st St & N Hays St
17
Primrose
School of
Prosper
Private
Education Education Special Use 1185 La Cima Blvd
18 Glenbrooke
Estates Ph I & II Subdivision Single Family Residential FM 1385 &
Glenbrooke Dr
19 Orion Prosper Apartment Multi-Family Residential 980 S Coit Rd
20 Kroger Grocery Store Retail Commercial 4201 E University Dr
21 Kroger Grocery Store Retail Commercial 4650 W University Dr
22 Kroger Grocery Store Retail Commercial 1250 N Preston Rd
23 Star Trails
Phase 1-9 Subdivision Single Family Residential W Prosper Trl &
Stargazer Way
24 Windsong
Ranch El
Primary
Education Education Special Use 800 Copper Canyon Dr
# Name Type SubClass Class Address
25
Prosper ISD
Football
Stadium
Arena/Stadium Recreation Special Use 2000 Stadium Dr
26
Cortland
Windsong
Ranch
Apartment Multi-Family Residential 4500 Bluestem Dr
27 Gates of
Prosper Stripcenter Retail Commercial S Preston Rd & Lovers
Ln
28 Lowe's Home
Improvement
Home
Improvement
Store
Retail Commercial 4301 E University Dr
29 U-Haul Self
Storage Single Tenant Office Commercial 1566 US Hwy 380
30
Texas Health
Neighborhood
Care &
Wellness
Prosper
Hospital Institutional Special Use 1970 W University Dr
31 Lakes at Legacy Subdivision Single Family Residential US 380 & Legacy Dr
32 Longo Toyota
of Prosper
Specialized
Retail Retail Commercial 2100 W University Dr
33 Hills at Legacy Subdivision Single Family Residential Legacy Dr & Scarlett Dr
34 The Parks at
Legacy Subdivision Single Family Residential Winding Oak Dr &
Cannon Dr
35 Mrs Jerry
Bryant El
Primary
Education Education Special Use 3080 Freeman Way
36 Dicks Sporting
Goods
Specialized
Retail Retail Commercial 700 Richland Blvd
37
Gates of
Prosper Phase
II Bldg A
Stripcenter Retail Commercial 1050 S Preston Rd
38
Gates of
Prosper Phase
II Bldg B
Stripcenter Retail Commercial 920 S Preston Rd
39 Prosper Elms I Apartment Multi-Family Residential 634 N Teel Pkwy
40
Townhomes at
Windsong
Ranch
Townhome Multi-Family Residential 860 Bandera Ct
41
Villas at
Windsong
Ranch
Townhome Multi-Family Residential 1000 Foxglove Ln
42 Windsong
Ranch Phase 8 Subdivision Single Family Residential Raftel Rd
43
Windsong
Ranch Phase
10
Subdivision Single Family Residential Kestrel St
44 Windsong
Ranch Phase 9 Subdivision Single Family Residential Whimbrel Ct
45 Windsong
Ranch Phase 6 Subdivision Single Family Residential Bridges Dr & Old
Rosebud Ln
46 Windsong
Ranch Phase 7 Subdivision Single Family Residential Neale St
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# Name Type SubClass Class Address
47 Windsong
Ranch Phase 5 Subdivision Single Family Residential Ironwood Dr
48
Windsong
Ranch Phase
3B-3D
Subdivision Single Family Residential 4340 Liberty Dr
49 Windsong
Ranch Phase 4 Subdivision Single Family Residential 3931 Blue Sage Dr
50
Windsong
Ranch Phase
3A
Subdivision Single Family Residential 4881 Rockcress Ct
51 Windsong
Ranch Phase 1 Subdivision Single Family Residential Fishtrap Rd &
Rockrose Dr
52 Windsong
Ranch Phase 2 Subdivision Single Family Residential 910 Redstem Dr
53
Gates of
Prosper Phase
3
Shops Retail Commercial NWC E University Dr &
Preston Rd
54 Cambridge
Park Estates Subdivision Single Family Residential SWC N Coleman St &
Preston Rd
55 Lakewood Subdivision Single Family Residential Lakewood Dr
56 Star Trail Phase
10-18 Subdivision Single Family Residential SWC Prosper Rd &
Legacy Dr
57 Legacy
Gardens Subdivision Single Family Residential 1410 Beverly Dr
58 Encompass
Health Hospital Institutional Special Use Mahard Pkwy
59 Brookhollow
Apartments Apartment Multi-Family Residential 4001 E University Dr
60 Prosper Lofts Loft Multi-Family Residential 491 W 5th St
61 Livano Prosper Apartment Multi-Family Residential 408 W 5th St
62 Joyce Hall El Primary
Education Education Special Use 1001 Star Meadow Dr
63 Ladera Prosper Condominium Multi-Family Residential Custer Rd
64
Denton ISD
Middle School
#9
Secondary
Education Education Special Use Denton Way
65 Falls of Prosper Subdivision Single Family Residential 1811 Newpark Way
66 Lakes at Legacy Subdivision Single Family Residential 2811 Firefly Pl
67 Greens at
Legacy Subdivision Single Family Residential Amanda Ln & Prairie
Dr
68 William
Rushing M S
Secondary
Education Education Special Use 3080 Fishtrap Rd
69 Preserve at
Doe Creek Subdivision Single Family Residential Fishtrap Rd & Grey
Wolf Dr
70 Frontier
Estates Subdivision Single Family Residential 1511 Winchester Dr
71 Tanner's Mill Subdivision Single Family Residential 341 Godstone Ln
72 Prosper Lake
on Preston Subdivision Single Family Residential 1141 Vista Run Dr
# Name Type SubClass Class Address
73
Gates of
Prosper
Apartments
Apartment Multi-Family Residential NWC S Coleman St &
Richland Blvd
74 Cook Childrens
North Campus Hospital Institutional Special Use 4300 W University Dr
75 Home Depot
Home
Improvement
Store
Retail Commercial 4450 W University Dr
76
Chuck and
Cindy Stuber E
S
Primary
Education Education Special Use 721 Village Park Ln
77 Target Specialized
Retail Retail Commercial S Preston Rd &
University Dr
78 Alders at
Prosper
Senior Living
Facilities
Group
Quarters Residential SWC Prairie Dr &
Mahard Pkwy
79
Founders
Classical
Academy of
Prosper
Charter Education Special Use 4300 E First St
80 Malabar Hill Subdivision Single Family Residential First St
81
Holiday Inn
Express &
Suites Prosper
Hotel Lodge Commercial Mahard Pkwy
82
Prosper
Marriott Town
Place Suites
Hotel Lodge Commercial Mahard Pkwy & Prairie
Dr
83 Prosper Flats Apartment Multi-Family Residential W US Hwy 380
84
Prestonwick
Mixed Use
Hotel
Hotel Lodge Commercial W US Hwy 380
85 Brookhollow
West Subdivision Single Family Residential Richland Dr
86 Tribute Senior
Living
Senior Living
Facilities
Group
Quarters Residential 190 N Preston Rd
87 Residence Inn Hotel Lodge Commercial 5050 W University Dr
88 Pradera
Townhomes Townhome Multi-Family Residential Dallas Pkwy
89 Pradera Hotel Hotel Lodge Commercial Dallas Pkwy
90 Pradera Office
Bldg 1 Multi-Tenant Office Commercial Dallas Pkwy
91 Pradera Office
Bldg 2 Multi-Tenant Office Commercial Dallas Pkwy
92 Pradera
Apartments Apartment Multi-Family Residential Dallas Pkwy
93 Pradera
Condos Bldg 1 Condominium Multi-Family Residential Dallas Pkwy
94 Pradera
Condos Bldg 2 Condominium Multi-Family Residential Dallas Pkwy
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 3 MARKET ANALYSIS | 33
Population Summaries
Understanding Prosper’s demographics will assist in planning for economic
growth initiatives and needed services within the community. The Town has
experienced significant population growth within the last decade, which is
anticipated to continue moving into the next five years (see Figure 25).
Prosper’s daytime population (see Figure 26) illustrates that almost half
(48.1%) of Prosper’s 35,629 residents do not remain in the Town during
traditional working hours. This trend often indicates that residents seek jobs
and daytime opportunities elsewhere, resulting in increased vehicle trips and
exported revenue related to spending and employment.
Race and ethnicity are demographic factors that help shape a community’s
cultural identity. Understanding the Town’s racial and ethnic makeup will help
ensure that all members of the community are represented in economic
development efforts. Lastly, the level of educational attainment may be used
to market employment opportunities in the Town. Prosper’s residents are
well-educated, with 68.7% having a post-secondary degree (see Figure 28).
Figure 25. Population Summary
Year Population Growth
2010 9,523 N/A
2020 30,174 20,651 (+)
2022 35,629 5,455 (+)
2027* 42,081 6,452 (+)
*Projected Source: Esri
Figure 26. Daytime Population Summary
Daytime Population Type
2022 Daytime Population
Total Daytime Pop. % of Daytime Pop.
Workers 10,431 36.1%
Residents 18,485 63.9%
Total 28,916 100%
Source: Esri
Figure 27. Race and Ethnicity
Race & Ethnicity
% of Population
2022 2027*
Race
White 69.2% 67.0%
Black 8.5% 8.7%
Native American 0.6% 0.6%
Asian 7.9% 8.4%
Pacific Islander 0.1% 0.1%
Other Race 3.1% 3.7%
Two or More Races 10.7% 11.6%
Ethnicity
Hispanic Origin 10.7% 11.3%
Non-Hispanic Origin 89.3% 88.7%
*Projected Source: Esri
Figure 28. Educational Attainment
Highest Level of Education
2022 Population (25+ Years)
Population % of Population
Less than 9th Grade 221 1.0%
High School, No Diploma 311 1.4%
High School Graduate 2,418 10.9%
GED/Alternative Credential 355 1.6%
Some College, No Degree 3,638 16.4%
Associate Degree 1,730 7.8%
Bachelor’s Degree 9,360 42.2%
Graduate/Professional Degree 4,147 18.7%
Total Population (25+ Years) 22,180 100%
Source: Esri
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Market Profile
Prosper’s market potential is largely shaped by its housing and residents’
available income. The Town’s persons per household has remained relatively
constant in the last decade (see Figure 29), Prosper’s current housing vacancy
rate of 8.9% is lower than the 2010 level of 13.7% (see Figure 30) —this results
in population growth and increased market potential. Likewise, Prosper’s
share of owner-occupied units has seen a significant shift since 2010,
indicating that residents are increasingly owing property rather than renting.
Household income is one of the top driving factors for economic growth and
development opportunities. Commercial opportunities are more likely to be
established when there are residential rooftops, particularly where those
rooftops house individuals with a high household income. The average
household income in Prosper is anticipated to increase by approximately 7.1%
(see Figure 31) within the next five years.
Figure 29. Total Households and Size
Year Total Households Persons Per Household
2010 3,030 3.14
2020 9,095 3.32
2022 10,715 3.33
2027* 12,705 3.31
*Projected Source: Esri
Figure 30. Housing Unit Occupancy
Year
% of Housing Units
Owner Occupied Renter Occupied Vacant
2000 78.5% 14.8% 6.8%
2010 68.6% 17.7% 13.7%
2022 80.9% 10.9% 8.2%
2027* 80.6% 10.5% 8.9%
*Projected Source: Esri
Figure 31. Household Income
Income Base
% of Households
2022 2027*
Less than $15,000 1.3% 0.9% (–)
$15,000 to $24,999 0.8% 0.6% (–)
$25,000 to $34,999 1.7% 1.2% (–)
$35,000 to $49,999 3.1% 2.2% (–)
$50,000 to $74,999 8.4% 5.9% (–)
$75,000 to $99,999 9.0% 8.1% (–)
$100,000 to $149,999 23.2% 28.1% (+)
$150,000 to $199,999 18.6% 22.0% (+)
$200,000 or greater 30.8% 31.1% (+)
Average Household Income $187,794 $201,090 (+)
*Projected Source: Esri
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 3 MARKET ANALYSIS | 35
Retail Demand and Spending Outlook
The Town’s consumer habits reveal the most frequent categories and services
that households within Prosper spend their money on. Figure 32 illustrates the
spending breakdown by household based on select categories related to land
use and planning. It should be noted that households report these totals and
are not mutually exclusive; therefore, totals may overlap in areas where
categories are similar. As the table below shows, all spending categories are
anticipated to increase by 2027.
Figure 32. Consumer Spending
Select Spending Categories
Consumer Spending
2022 2027* Growth
Apparel & Services $45,742,573 $58,158,634 $12,416,061
Men’s $8,867,484 $11,269,452 $2,401,968
Women’s $15,589,929 $19,796,595 $4,206,666
Children’s $7,608,973 $9,709,410 $2,100,437
Footwear $10,357,443 $13,180,054 $2,822,611
Watches & Jewelry $2,707,496 $3,429,848 $722,352
Apparel Products & Services $1,008,390 $1,275,070 $266,680
Entertainment & Recreation $68,709,927 $87,302,192 $18,592,265
Fees and Admissions $17,381,153 $22,020,564 $4,639,411
TV, Video, & Audio $23,992,288 $30,559,572 $6,567,284
Pets $14,385,341 $18,259,851 $3,874,510
Toys, Games, Crafts, & Hobbies $2,686,105 $3,430,504 $744,399
Recreational Vehicles & Fees $2,400,903 $3,026,236 $625,333
Sports, Recreation, & Exercise
Equipment $4,230,128 $5,392,150 $1,162,022
Photo Equipment & Supplies $1,076,470 $1,370,667 $294,197
Other $2,561,563 $3,247,757 $686,194
Food $194,424,961 $247,416,460 $52,991,499
Food at Home $112,390,528 $143,039,672 $30,649,144
Food Away from Home $82,034,433 $104,376,788 $22,342,355
Select Spending Categories
Consumer Spending
2022 2027* Growth
Home $440,686,979 $559,073,189 $118,386,210
Mortgage Payment & Basics $256,982,551 $325,602,534 $68,619,983
Maintenance & Remodeling Services $66,196,689 $83,763,635 $17,566,946
Maintenance & Remodeling Materials $14,298,198 $18,171,183 $3,872,985
Utilities, Fuel, & Public Services $103,209,541 $131,535,837 $28,326,296
Home Furnishings & Equipment $31,611,721 $40,205,611 $8,593,890
Household Textiles $2,191,239 $2,787,479 $596,240
Furniture $14,363,575 $18,282,797 $3,919,222
Rugs $705,205 $892,835 $187,630
Major Appliances $8,838,676 $11,240,439 $2,401,763
Housewares $1,922,527 $2,445,561 $523,034
Small Appliances $1,103,531 $1,406,801 $303,270
Luggage $388,355 $494,959 $106,604
Telephones & Accessories $2,098,613 $2,654,740 $556,127
Insurance $153,064,464 $194,797,462 $41,732,998
Owner’s & Renter’s Insurance $13,944,270 $17,729,408 $3,785,138
Vehicle Insurance $40,545,170 $51,768,301 $11,223,131
Live & Other Insurance $13,167,306 $16,666,888 $3,499,582
Health Insurance $85,407,718 $108,632,865 $23,225,147
Transportation $136,492,987 $174,141,720 $37,648,733
Payments on Vehicles (non-leased) $61,045,519 $77,902,550 $16,857,031
Gasoline and Motor Oil $51,408,260 $65,591,905 $14,183,645
Vehicle Maintenance & Repairs $24,039,208 $30,647,265 $6,608,057
Travel $44,586,273 $56,517,777 $11,931,504
Airline Fees $14,208,651 $18,013,785 $3,805,134
Lodging on Trips $15,894,951 $20,126,859 $4,231,908
Auto & Truck Rental on Trips $1,266,787 $1,607,701 $340,914
Food & Drink on Trips $13,215,884 $16,769,432 $3,553,548
*Projected Source: Esri
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 4 FUTURE LAND USE PLAN | 37
CHAPTER 4
FUTURE LAND USE PLAN
INTRODUCTION 38
LAND USE ANALYSIS 40
2023 FLUP MAP 48
FUTURE LAND USE CATEGORIES 50
LAND USE CONCEPTS 66
ULTIMATE CAPACITY AND POPULATION PROJECTIONS 72
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38 | CHAPTER 4 FUTURE LAND USE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT PROSPER COMPREHENSIVE PLAN
INTRODUCTION
Overview
The right of a municipality to coordinate growth is rooted in its need to
protect the health, safety, and welfare of local citizens. An important part of
establishing the guidelines for such responsibility is the Future Land Use Plan,
which establishes an overall framework for the preferred pattern of
development within Prosper. The Future Land Use Plan is generally intended
solely to be a comprehensive blueprint of Prosper’s vision for its future land
use pattern. Specifically, the Future Land Use Plan des ignates various areas
within the Town for particular land uses, based principally on the specific land
use policies outlined in this plan.
The Future Land Use Plan is graphically depicted for use during the
development plan review process with the Future Land Use Plan map. The
Future Land Use Plan should ultimately be reflected through the Town’s policy
and development decisions. The Future Land Use Plan map is not a zoning
map, which deals with specific development requirements on individual
parcels. The zoning map and changes in zoning should, however, be based on
the Future Land Use Plan and related Future Land Use Plan map.
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PROSPER COMPREHENSIVE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT CHAPTER 4 FUTURE LAND USE PLAN | 39
Legal Authority
The authority of a community to create a comprehensive plan is rooted in
Chapters 211, 212, and 213 of the Texas Local Government Code.
Chapter 211
Chapter 211 of the Texas Local Government Code allows the government body
of a community to regulate zoning.
Chapter 212
Chapter 212 of the Texas Local Government Code allows the governing body
of a community to regulate subdivision development within community limits
and also within the Extraterritorial Jurisdiction (ETJ).
Chapter 213
Chapter 213 of the Texas Local Government Code allows the governing body
of a community to create a comprehensive plan for the “long-range
development of the municipality.” Basic recommendations for comprehensive
planning are to address land use, transportation, and public facilities but may
also include a wide variety of other issues determined by the community.
It is important to note that a comprehensive plan is NOT a zoning ordinance,
but rather a tool to guide development, infrastructure, and land use decisions
in the future. The comprehensive plan does, however, serve as a basis on
which zoning decisions are made, as specified by Chapter 211 of the Texas
Local Government Code.
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40 | CHAPTER 4 FUTURE LAND USE PLAN August 1, 2023 | P&Z PUBLIC HEARING DRAFT PROSPER COMPREHENSIVE PLAN
LAND USE ANALYSIS
Existing Land Use
The breakdown of existing land uses within Prosper’s incorporated limits and
extraterritorial jurisdiction (ETJ), collectively referred to as the Planning Area ,
is reflected in Figure 33. Understanding the current built environment and
land use relationships will inform the Town of areas of development
opportunities and constraints as growth continues. Excluding vacant land and
dedicated rights-of-way, Single-Family development occupies the majority of
existing land uses at approximately 27.1%. The next largest land use is Parks
and Open Space at 6.8%. Almost half (44%) of Prosper’s incorporated limits
remain vacant, offering significant infill and greenfield development
opportunities.
Existing Land Use Category
Town Limits ETJ Planning Area
Acres % Acres % Acres %
Single-Family 4,285.6 26.4% 320.7 43.4% 4,606.3 27.1%
Two-Family (Duplex) 1.9 0.0% 0.0 0.0% 1.9 0.0%
Townhome 26.4 0.2% 0.0 0.0% 26.4 0.2%
Multifamily 68.7 0.4% 0.0 0.0% 68.7 0.4%
Manufactured Home 16.7 0.1% 0.0 0.0% 16.7 0.1%
Retail 272.0 1.7% 3.3 0.4% 275.3 1.6%
Office 72.2 0.4% 1.8 0.2% 74.0 0.4%
Commercial 404.8 2.5% 14.2 1.9% 419.0 2.5%
Industrial 9.8 0.1% 0.0 0.0% 9.8 0.1%
Public/Semi-Public 779.0 4.8% 4.7 0.6% 783.7 4.6%
Private Recreation 229.2 1.4% 0.0 0.0% 229.2 1.3%
Parks and Open Space 1,125.9 6.9% 36.3 4.9% 1,162.2 6.8%
Utility 38.7 0.2% 2.3 0.3% 41.0 0.2%
Vacant 7,149.7 44.0% 252.1 34.1% 7,401.8 43.6%
Right-of-Way 1,772.4 10.9% 103.6 14.0% 1,876.0 11.0%
Total 16,253.0 100.0% 739.0 100.0% 16,992.0 100.0%
0%10%20%30%40%50%60%70%80%90%100%
Figure 33. Existing Land Use Distribution (Planning Area)
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Figure 34. Existing Land Use Map (2023)
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Zoning Distribution (inside the Town Limits)
Prosper’s incorporated Town limits is broken down into six zoning districts:
• Agriculture
• Single-Family
• Multi-Family
• Mixed-Use
• Office/Service
• Retail/Commercial
Figure 35 illustrates the distribution of these six zoning districts across the
Town. The predominant zoning district is Single-Family, which occupies 62.5%
of the total incorporated area in Prosper. The next largest zoning distributions
are Retail/Commercial, followed by Agriculture, occupying 16% and 11.9% of
the Town, respectively. The Town’s zoning distribution is an indication of the
land uses Prosper will see as land develops.
Figure 36 illustrates the share of the vacant property in the Town limits
(7,149.7 acres) within each zoning district. The largest share of the vacant
properties within the Town (46.8%) are zoned Single-Family, and the smallest
share (1.7%) is zoned Multi-Family. Understanding the zoning of Prosper’s
vacant land area will inform if the Town should seek zoning changes in order
to promote different land uses.
Zoning District
Town Limits Vacant Developed
Acres % Acres % Acres %
Agriculture 1,936.0 11.9% 1,006.4 14.1% 929.7 10.2%
Single-Family 10,263.9 63.1% 3,348.2 46.8% 6,817.5 74.9%
Multi-Family 167.2 1.0% 118.3 1.7% 48.9 0.5%
Mixed-Use 975.6 6.0% 753.7 10.5% 222.0 2.4%
Office/Service 408.8 2.5% 222.1 3.1% 186.7 2.1%
Retail/Commercial 2,501.7 15.4% 1,701.0 23.8% 898.9 9.9%
Totals 16,253.3 100.0% 7,149.7 100.0% 9,103.6 100.0%
0%10%20%30%40%50%60%70%80%90%100%
Figure 36. Vacant Land Distribution by Zoning District
0%10%20%30%40%50%60%70%80%90%100%
Figure 35. Zoning Distribution
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Figure 37. Existing Zoning Map (2023)
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Existing Single-Family Lot Size Analysis
A review of lot sizes of single family homes in the Town can be insightful in
understanding the extent of housing variety, ratio mix of lot sizes, amount of
land for each lot size category, and near-term (next two to three years)
population capacity for single family homes.
The Town’s single family lots, which includes all lots in pre-construction (i.e.,
lot in the process of developing developed), have been divided in five
categories that correspond to low density, medium density, and high density
from the Future Land Use Plan categories descriptions. The above table shows
the percentages of each lot size category, with lots ranging from 7,501 to
12,500 being the largest category with 49.5 percent of all total lots.
The highest density lots, single family lots that are 7,500 square feet are
smaller, comprised 19.4 percent of the total lots and 8.2 percent of the land
used for single family purposes. The lowest density lots, single family lots that
are one acre or great, comprised of 4.5 percent of the total lots and 26.8
percent of the land used for single family purposes.
The table includes all lots in the land development process, such as lots or
subdivision being approved and platted, but not built. If the total number of
lots is used to project a population projection, then a better understanding
can be had regarding how many people may be living within the Town in the
next two to three years. However, this number will have ambiguity since
multiple-family is not factored into the calculation.
If all the platted lots within the Town had a single family home built, then
there would be approximately 47,700 living within those homes. This
projection is calculated as one lot equals one single-family home, with a family
size of 3.33 persons and an occupancy rate of 91.4%.
Figure 38. Existing Single-Family Residential Lot Size Analysis
Existing Single-Family Residential Lot Size Analysis
Lots Size Category Density
Number of Lots Acres by Category Population by Category*
# % # % # %
1 acre or larger Low 703 4.5% 1,408 26.8% 2,140 4.5%
20,001 to 1 acre Low 762 4.9% 494 9.4% 2,319 4.9%
12,501 to 20,000 Low or Medium 3,388 21.6% 1,141 21.7% 10,312 21.6%
7,501 to 12,500 Medium or High 7,784 49.6% 1,784 33.9% 23,692 49.6%
7,500 or smaller High 3,041 19.4% 430 8.2% 9,256 19.4%
Total 15,678 100.0% 5,257 100.0% 47,718 100.0%
* Population is calculated as one lot equals one single-family home, with a family size of 3.33 persons and an occupancy rate of 91.4%.
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Figure 39. Single-Family Lots Sizes (2023)
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Supplemental Maps
Figure 40. Existing Undeveloped Parcels (2023)
Figure 41. Parks, Recreation, & Open Space Master Plan (2015)
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Figure 43. Wastewater System Map
Figure 42. Water System Map
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2023 FLUP MAP
The proposed FLUP map accounts for the ten areas of reconsideration. While
some of these FLUP changes are more substantive than others, these changes
are to guide development outcomes that provide a land use scenario that
brings balance to the Town’s tax base, reflects market projections, and
presents an array of goods, services, and amenities to residents. The overall
direction of the FLUP map will continue to provide a development buildout
that predominantly generates single-family residential products.
Future Land Use Category
Town Limits ETJ Planning Area
Acres % Acres % Acres %
Low Density Residential 2,856.3 17.6% 62.5 8.4% 2,918.8 17.2%
Medium Density Residential 4,630.9 28.5% 94.2 12.7% 4,725.2 27.8%
High Density Residential 1,734.0 10.7% 409.6 55.5% 2,143.6 12.6%
Retail & Neighborhood Services 958.0 5.9% 6.6 0.9% 964.6 5.7%
Business Park 202.7 1.2% 0.0 0.0% 202.7 1.2%
Old Town District 248.9 1.5% 0.0 0.0% 248.9 1.5%
Town Center 530.6 3.3% 0.0 0.0% 530.6 3.1%
Dallas North Tollway District 1,363.8 8.4% 15.0 2.0% 1,378.8 8.1%
US Highway 380 District 1,061.5 6.5% 0.0 0.0% 1,061.5 6.2%
Parks 1,078.2 6.6% 0.2 0.0% 1,078.3 6.3%
Floodplain 1,588.1 9.8% 151.0 20.4% 1,739.1 10.2%
Totals 16,253.3 100.0% 739.0 100.0% 16,992.0 100.0%
Figure 44. 2023 FLUP Map Distribution (Planning Area)
0%10%20%30%40%50%60%70%80%90%100%
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Figure 45. 2023 Future Land Use Plan Map
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FUTURE LAND USE
CATEGORIES
The Future Land Use Plan map is composed of 11 land use categories. Each
was created by analyzing existing conditions to determine the type of land use
and development that could improve and reshape the current development
pattern. With Prosper’s rapid growth, development efforts will be focused on
strategic locations in the Town’s core surrounding the Dallas North Tollway. As
such, some land use categories were designed to allow for a mix or
combination of land uses that would complement or enhance the general
character of the area.
Each category identifies a primary use that is accompanied by secondary uses.
This strategy allows the Town to be flexible with market demands that may
change over time. Although primary uses should remain consistent throughout
the life of the Plan, secondary uses have the flexibility to change so long as
they complement the primary use.
How to Read the Land Use Categories
Each future land use category sheet includes several components to help
readers understand the intent and concepts in each category.
Category Descriptions
This section provides a general description of the broad vision, form, and
desired characteristics for each future land use category. These descriptions
are aspirational in nature, intended to describe the typical qualities of each
category, and may not reflect the full variety of uses and existing conditions of
individual locations. (For example, the High Density Residential future land use
category, while primarily multi-family residential in nature, will cover
neighborhoods in Prosper ranging from single-family homes to apartments.)
Appropriateness of New Uses
This chart illustrates the compatibility of land uses for new growth and
redevelopment in each category. Some areas may have existing uses noted as
“not a compatible use” that are expected to remain in active and productive
use.
Development Types
The charts with compatibility of new uses also show a list of residential and
nonresidential development types. Those development types are shown in
Figure 46. Residential Development Types and Figure 47: Nonresidential
Development Types.
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Figure 46. Residential Development Types
Residential Development Types
Development Type Description Illustration
Agricultural
• Land used for farming, ranching, or other similar
purposes, including structures that are supportive of the
agrarian lifestyle
• Typical structures include houses, barns, and storage
buildings
Cluster Subdivision
• Land development with a focus on the protection of
natural resources and open space
• Clustering of detached residential uses to preserve
certain environmentally or agriculturally valuable lands
• Typically applicable to rural or large-lot suburban areas
where there’s a critical need to conserve natural areas
and/or prime farmlands
Single-Family, Large Lot
• One dwelling unit on a lot in a single stand-alone building
• Generally, the largest lots of all residential development
types with low density, scale, and intensity
Single-Family, Medium
Lot
• One dwelling unit on a lot in a single stand-alone building
• Generally located on medium-sized lots of all residential
development types with low density, scale, and intensity
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Single-Family, Small Lot
• One dwelling unit on a lot in a single stand-alone building
• Generally, the smallest lots of all single-family residential
development types
• Dwellings are typically smaller in scale compared to the
other single-family development options
Townhome
• Typically three to eight dwelling units on a lot, usually
sharing a wall
• Similar in character and style to single-family detached
housing
• Units are usually tall narrow houses (often 2 or more
stories) built close to front property lines
Duplex
• Two dwelling units on a lot, usually sharing a wall
• Similar in character and style to single-family detached
housing
Senior Housing
• Multiple housing units contained within a single building
• Units are usually stacked on top of each other
• Usually, the individual units are age-restricted and for
rent or sale
• Additional facilities may be provided, including
cafeterias, home health care services, and exercise
facilities
Apartment
• Multiple housing units contained within a single building
• Units are usually stacked on top of each other
• Typically, more than 12 units per lot, creating a complex
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Figure 47: Nonresidential Development Types
Nonresidential Development Types
Development Type Description Illustration
Mixed-Use,
Neighborhood Scale
• Both residential, office, retail and/or other uses contained within a single building or
development
• These uses may be horizontal mixed-use (next to each other) or vertical mixed-use
(stacked on top of each other)
• In vertical mixed-use, the ground floor is encouraged to be food and beverage or
pedestrian-oriented retail and services, to encourage foot traffic and activity.
• “Neighborhood scale“ denotes density, intensity and scale are lower and more
compatible with residential neighborhood land uses, with 4-12 units per lot and low-
to low-/mid-rise building heights.
Mixed-Use,
Community Scale
• Similar to mixed-use, Neighborhood Scale above but with an elevated intensity and
scale with 12+ units per lot and low/mid- to mid-rise building heights
Mixed-Use, Regional
Scale
• Similar to the mixed-use development types above but with the highest intensity and
scale
• Buildings range from low to high-rise heights
• Typically more than 30 units per lot
Neighborhood Office
and Commercial
• Small developments purposed for professional, medical, and administrative services
• Typically this development type provides spaces for doctors, lawyers, dentists, real
estate agents, architects, and accountants
• Usually located near residential uses with minimal development impacts
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Regional Office and
Commercial
• Large developments purposed for professional, medical, and administrative services
• Typically this development type provides spaces for doctors, lawyers, dentists, real
estate agents, architects, and accountants
Neighborhood
Shopping Center
• Provides multiple retail and service establishments on one site, usually with some
food and beverage uses
• “Neighborhood scale” denotes intensity and scale are lower and more compatible
with residential neighborhood land uses, with primarily low-rise building heights
Regional Shopping
Center
• Similar to Neighborhood Shopping Center scale but with increased intensity
• Building heights are primarily low-mid to mid rise
• Large retail tenants typically anchor this development type
Light Industrial/Flex
Space
• Light Industrial is manufacturing, processing, assembly, warehouse, and similar uses
that do not generate nuisances (noise, odor, dust, etc.)
• Uses are able to house the entire operation inside the building
• Outdoor storage of materials/products may occur but at small capacities
• Less truck traffic occurs
• Flex Space is a building that can adapt to and house a variety of tenants and/or uses,
such as offices, warehouse, and production or research space
Civic/Recreation/Open
Space
• Parks, recreational facilities, and open spaces that support other development types
• This development type is considered appropriate or compatible within all land use
categories
• Park design should be contextually sensitive and provide the types of amenities
appropriate for the surrounding land uses
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Low Density Residential
This land use is indicative of large-lot single-family homes with large front yard
setbacks from roadways and large side yard setbacks separating homes to
reinforce openness. Typically speaking, lot sizes within any low density
development will range between 15,000 square feet and 1+ acre (43,560+
square feet) in size. While various lot sizes may be used, the gross density of
low density residential neighborhoods should not exceed 1.6 dwelling units
per acre. Gross density calculations should exclude undevelopable land, such
as floodplains, detention ponds, and conservation easements, due to its
inability to accommodate housing.
Large-lot homes will provide a continuation of the rural atmosphere and feel
that was intensely expressed by Prosper’s residents. Homes are generally
farther apart than homes in the other residential land use types and should be
buffered from major commercial areas by medium or high density residential
development. Most low density residential areas will be located in Northeast
Prosper.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ● ● ● Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ● ● ● Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ● ● ● Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ● ● ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ○ ○ ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ○ ○ ○ Regional Shopping
Center ○ ○ ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ●
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Medium Density Residential
Medium density residential is also representative of single-family detached
dwelling units. Lot sizes in medium density residential neighborhoods could
range between 12,500 and 20,000 square feet in size . A variation in lot sizes
may be permitted to achieve a goal range in density. While a variety of lot
sizes may be used within medium density residential neighborhoods, the gross
density of those developments will typically not be less than 1.6 dwelling
units per acre or greater than 2.5 dwelling units per acre. Gross density
calculations should exclude undevelopable land, such as floodplains , detention
ponds, and conservation easements, due to its inability to accommodate
housing.
Additionally, residential development should focus on creating a suburban
atmosphere. Clustering should be encouraged to preserve open space and
environmentally sensitive areas. Development standards should ensure
adequate open space and efficient roadway and pedestrian connectivity to
schools, neighborhood amenities, and parks. Any supporting nonresidential
uses should be similar in scale to the residential properties, including
appropriate landscaping and buffering, and be located on major
thoroughfares.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ● ● ○ Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ● ● ● Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ● ● ● Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ● ● ○ Regional Office and
Commercial ○ ○ ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ○ ○ ○ Regional Shopping
Center ○ ○ ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ●
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High Density Residential
The high density residential category represents the most intense residential
land uses permitted in Prosper. High density single-family uses will consist of
developments greater than a gross density of 2.5 dwelling units per acre and
lot sizes smaller than 10,000 square feet.
Within Prosper, the High Density Residential land use category reflects the
Artesia development, where single-family residential lot sizes and the dwelling
units per acre will be substantially higher than the rest of the community. High
density residential may be located within the Dallas North Tollway, Highway
380, Town Center, and Old Town Districts. In such areas, high density
residential may take the form of multi-family or single-family attached
dwelling units and may include mixed-use lofts/apartments, patio homes,
snout houses, brownstones, and townhomes. Housing options should be
complementary, emphasizing connectivity and access to neighborhood
amenities, including schools and parks. Development standards for housing
and any nonresidential uses should be in place to ensure compatibility through
increased setbacks for taller buildings, site designs that are consistent with the
neighborhood, and enhanced landscaping.
Additionally, any nonresidential uses should be located primarily at l arger
intersections and should include appropriate buffering and pedestrian
orientation to support the surrounding residents. Certain residential uses like
townhomes and patio homes can be used as a transitional use between low
density areas, and higher intensity uses, such as commercial and retail activity.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ● ● ○ Regional Office and
Commercial ○ ○ ○
Townhome ● ● ● Neighborhood
Shopping Center ○ ○ ○
Duplex ● ● ● Regional Shopping
Center ○ ○ ○
Senior Housing ● ● ● Light Industrial/Flex
Space ○ ○ ○
Apartment ● ● ○ Civic/Recreation/Open
Space ● ● ●
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Retail & Neighborhood Services
Neighborhood services typically include retail establishments that provide
merchandise for retail sale, banks, neighborhood office, and small medical
offices. Typically, development includes small-or medium- scale development
ranging from 1,500 square feet to 45,000 square feet and one to two stories in
height. Retail uses are particularly important because they contribute to
Prosper’s tax base through both property and sales taxes, making their
inclusion attractive and often times competitive. Within Prosper,
neighborhood service uses will likely occur at major intersections along the
Dallas North Tollway, US Highway 380 and Preston Road corridors.
Neighborhood service uses should also be strategically placed along the
Town’s perimeter in order to attract patrons from neighboring communities,
enhancing sales tax revenue opportunities. The majority of neighborhood
service activity within Prosper will likely be included within the Dallas North
Tollway, Highway 380, Town Center, and Old Town Districts.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ● ● ●
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ● ● ●
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ● ● ○
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ● ● ●
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ● ● ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ● ● ●
Duplex ○ ○ ○ Regional Shopping
Center ● ● ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ●
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Dallas North Tollway District
The Dallas North Tollway District will consist of the most intense land uses
within Prosper. A diverse mixture of office, retail, and residential will likely
develop along the corridor. Mid-rise office (up to 12 stories) may be permitted
throughout the corridor. Office buildings should be designed for a “campus
feel”—they should be oriented towards common public space with significant
landscaping and should be linked by a pedestrian network. A common
architectural theme should also be established for a consistent visual
appearance. Mixed-use development should be encouraged and should
contain a mixture of office, retail and residential uses. Mixed-use
lofts/apartments would be the most appropriate residential use within this
District. Structured parking should be encouraged in more intense areas to
limit the presence and visibility of large parking lots. Structured parking should
be oriented to minimize visibility from the Tollway.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ● ● ●
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ● ● ●
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ● ● ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ● ● ●
Townhome ○ ○ ○ Neighborhood
Shopping Center ● ● ○
Duplex ○ ○ ○ Regional Shopping
Center ● ● ●
Senior Housing ● ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ● ● ○ Civic/Recreation/Open
Space ● ● ○
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US Highway 380 District
Much like the Dallas North Tollway District, the US Highway 380 District will
contain a variety of different uses. The major contrast between US Highway
380 and other Districts will be the inclusion of a big box development and
commercial service uses. Types of appropriate commercial include hotels,
banks, vehicle refilling stations with convenience stores, home service centers
with outside storage, garden center with outside storage and other similar
uses which serve the community but are not necessarily d esired on Preston
Road or within the Dallas North Tollway corridor. Residential land uses may be
appropriate within certain areas, particularly away from major intersections
where retail and commercial will be the highest and best land use. Residential
land uses may include medium to high density uses. These residential areas
may serve as a buffer between more intense activity along US Highway 380
and low density residential areas to the north.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ● ● ●
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ● ● ●
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ● ● ●
Townhome ● ● ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ● ● ○ Regional Shopping
Center ● ● ●
Senior Housing ● ● ○ Light Industrial/Flex
Space ● ● ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ○ ○
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Town Center District
The Town Center District is a continuation of the area defined by previous
planning efforts as a future location for a large-scale mixed-use development.
The Town Center would include a mixture of land uses but development will
be less intense than that located along US Highway 380 and the Dallas North
Tollway. Retail, small-scale office, and residential uses would be included
within this District, but the primary intent should be focused on dining and
shopping. Public space should be a major component of this area, creating
space for families and residents of Prosper to meet and socialize. Open space
located within the Town Center could be used for community events, festivals ,
and school events. Urban design should accommodate pedestrians while
providing automobile access and discreet parking. Residential uses may
include mixed- use lofts/apartments, patio homes, townhomes, and
brownstones. Areas of single family residential may also be permitted,
particularly on the northern side where the development abuts the Old Town
district.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ● ● ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ● ● ○
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ● ● ●
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ● ● ○
Single-Family, Small
Lot ● ● ○ Regional Office and
Commercial ● ● ●
Townhome ● ● ○ Neighborhood
Shopping Center ● ● ○
Duplex ● ● ○ Regional Shopping
Center ● ● ●
Senior Housing ● ● ● Light Industrial/Flex
Space ○ ○ ○
Apartment ● ○ ○ Civic/Recreation/Open
Space ● ● ○
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Old Town District
The Old Town District is the heart of Prosper. This historic area of the
community is intended to include a variety of boutique type land uses, ranging
from unique and local retail establishments, restaurants , and offices. Many of
the historic homes within the Old Town District, particularly areas along First
Street and Broadway, may gradually convert to boutique office and retail
establishments. The most opportunistic possibility for a transit stop, if desired
by future residents, would be within the Old Town District, which could
facilitate redevelopment of the downtown area. If this occurs, high density
residential options, such as live-above lofts/apartments, may be considered.
The historic past of the community should be preserved. The community’s
beginnings as a farm community in rural Collin County are part of what defines
Prosper, and these attributes should be preserved as new infill development
occurs.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ● ● ●
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ● ● ●
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ● ● ○
Single-Family,
Medium Lot ● ● ○ Neighborhood Office
and Commercial ● ● ●
Single-Family, Small
Lot ● ● ● Regional Office and
Commercial ● ● ○
Townhome ● ● ● Neighborhood
Shopping Center ● ● ●
Duplex ● ● ● Regional Shopping
Center ○ ○ ○
Senior Housing ● ● ● Light Industrial/Flex
Space ○ ○ ○
Apartment ● ● ○ Civic/Recreation/Open
Space ● ● ●
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Business Park
A Business Park District, located to the west of the BNSF Railroad between
Prosper Trial and First Street, will include a variety of potential land uses,
including light industrial, commercial warehousing, and commercial uses with
outside storage. While outside storage will likely occur and be necessary
within this District, significant effort should be placed on the visual integrity of
the District, particularly when located in higher visibility areas. When such
uses abut roadways, larger landscape setbacks, such as 40 feet setbacks, that
include berms and evergreen shrubs/trees should be used to protect the visual
integrity of roadways and the public view. All outside storage should also be
screened from public view and from adjacent properties. The location of the
BNSF railroad and close proximity to the Dallas North Tollway provide the
Business Park with significant accessibility. Uses located along First Street,
Prosper Trail, and other perimeter areas should incorporate a higher degree of
landscaping and architectural design in order to protect the visual integrity of
Prosper’s roadways. Residential uses are not appropriate within these areas in
order to ensure the Town’s ability to attract and maintain employment -
generating uses.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ● ○ ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ○ ○ ○ Regional Shopping
Center ○ ○ ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ● ● ●
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ○
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Parks, Recreation, and Open Space
This land use category is intended to preserve open spaces for the protection
and enjoyment of natural areas. Areas within this designation are primarily
located along the floodway running throughout the Town. Parks, trails, and
other recreational amenities should be integrated into and easily accessible
from residential neighborhoods and developments. These uses are typically
allowed in any zoning district. Future park locations that are not identified on
the Future Land Use Plan map may be identified in the 2015 Parks Plan.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ○ ○ ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ○ ○ ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ○ ○ ○ Regional Shopping
Center ○ ○ ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ●
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Floodplain
This land use category is intended to show where the floodplains are located
within the Town. This category is a general depiction of the floodplain
locations; to determine if a property is within a floodplain (such as a 100-year
floodplain), a floodplain survey and study typically is performed. Floodplains
are areas where flooding typically occurs and most buildings and structures
are not placed within the floodplain due to regulatory and safety concerns.
Parks, trails, and other recreational amenities can be integrated into and easily
accessible from residential neighborhoods and developments. These uses are
typically allowed in any zoning district.
Use Appropriateness
● ● ● = Appropriate primary uses
● ● ○ = Conditional as primary uses
● ○ ○ = Conditional as secondary uses
○ ○ ○ = Inappropriate use
Residential Nonresidential
Agricultural ● ● ○ Mixed-Use,
Neighborhood Scale ○ ○ ○
Cluster Subdivision ○ ○ ○ Mixed-Use,
Community Scale ○ ○ ○
Single-Family, Large
Lot ○ ○ ○ Mixed-Use, Regional
Scale ○ ○ ○
Single-Family,
Medium Lot ○ ○ ○ Neighborhood Office
and Commercial ○ ○ ○
Single-Family, Small
Lot ○ ○ ○ Regional Office and
Commercial ○ ○ ○
Townhome ○ ○ ○ Neighborhood
Shopping Center ○ ○ ○
Duplex ○ ○ ○ Regional Shopping
Center ○ ○ ○
Senior Housing ○ ○ ○ Light Industrial/Flex
Space ○ ○ ○
Apartment ○ ○ ○ Civic/Recreation/Open
Space ● ● ○
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LAND USE CONCEPTS
Mixed-Use
Mixed-use refers to a development style that combines a mix of land uses
within one defined zoning district. For example, residential, retail, restaurants,
office, and public uses may be allowed in the same building, same lot, same
tract, block, or zoning district. Benefits of mixed-use development include:
• Flexibility of building spaces over time;
• Long term viability of commercial districts;
• Providing higher quality high density residences;
• Inclusion of public facilities;
• Reduction in the frequency of vehicular trips; and
• Minimizing land consumption.
Mixed-use developments are defined by their design—building orientation,
roadway configuration, and amenities such as shade trees, benches, and
lighting create a safe environment that is conducive to walking. Intentional
integration of diverse land uses within one localized area creates a lifestyle
option where a person can perform many of their daily needs and recreational
desires within a short distance of home. Such environments are particularly
attractive to young professionals, young couples, and empty nesters.
Mixed uses are typically either horizontal or vertical in nature. Horizontal
mixed-uses involve retail, office, and residential all located within one defined
area, but within separate buildings. Vertical mixed -use developments would
include any combination of retail, office, and residential within the same
building. A common example of vertical mixed-use is residential lofts and
apartments above street-level retail and office space.
Practical Regulatory Example
Madison, Wisconsin
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What does Mixed-Use Look Like?
Past planning efforts, including the Town’s previous comprehensive plan, have
indicated that the most opportunistic location for a Town Center, a large
mixed-use district, would be the area roughly bounded by First Street to the
north, US Highway 380 to the south, BNSF Railroad to the west and Preston
Road to the east. This area is currently identified as a planned development by
the Town’s zoning ordinance.
Within Prosper, mixed-use areas may be appropriate along the Dallas North
Tollway, Highway 380, Town Center, and Old Town Districts, as shown below.
Horizontal and Vertical Mixed-Use Development
Mixed-use developments that include a range of land uses incorporated within
the same building, but typically on different levels, are referred to as vertical
mixed-use developments. Common examples of vertical integration include
apartments and lofts over ground-level retail and office uses. Examples of
vertical mixed-use developments are Shops at Legacy in Plano, Watters Creek
in Allen, and the West Village/State-Thomas areas of Dallas. Vertical mixed-
use development was preferred by Prosper residents.
Horizontal mixed-use development is representative of a mixture of uses
within close proximity to each other, but not necessarily within the same
building. Horizontal mixed-use developments typically include residential uses
along the periphery of the larger development area, separate from a more
intense retail and office core. An example of horizontal mixed -use
development is Southlake Town Center. The central area of the Town Center
includes retail and office uses, with residential townhomes located on the
periphery of the development, primarily on the east side.
Two factors considered when determining whether vertical or horizontal
integration should be utilized are land availability and land value. In more
intense areas of development, land values are typically higher and land
availability may be significantly less. In such locations, vertical integration and
higher densities (up to five stories) would be most appropriate. In Prosper,
vertical integration of mixed uses will likely occur within the Dallas North
Tollway and Town Center Districts. Horizontal mixed-use integration typically
occurs where land availability and value can accommodate an overall lower
density. Here, one- to three-story retail and office may be surrounded by
townhomes, patio homes, multi-unit homes, and other less intense uses. In
Prosper, horizontal mixed uses will likely occur within the US Highway 380 and
Town Center Districts.
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Context-Sensitive Solutions
Context-sensitive solutions (CSS) is the practice of developing transportation
projects that serve all users and meet the needs of the neighborhoods through
which they pass. It is a collaborative process that involves Town staff, property
owners, developers, and business owners in the development of street
designs that fit into the character of surrounding neighborhoods while
maintaining safety and mobility. The key is that elements of the street should
complement the context of surrounding or adjacent development in order to
generate a “roadway experience” and therefore the roadway may take on
certain characteristics to support and be compatible with adjacent
development. The process of designing CSS roadways is similar to the process
of designing traditional thoroughfares in that automobile traffic is considered
with traffic counts, traffic demand, and level of service information-gathering
efforts. The difference is that in addition to automobile traffic, other elements,
such as pedestrian traffic, building form, and land use, are also carefully
considered.
The CSS approach recommends designing thoroughfares based upon:
• Community objectives
• Functional classes
• Thoroughfare types
• Adjacent land use
• Environmental considerations
In order to design accordingly, decision makers must understand the key
relationship between transportation and land use, particularly the flexibility
that may be needed in roadway design in order to accommodate a
thoroughfare to changing urban form within the community. Understanding
key community objectives for land use within the community is also important
to ensure that public infrastructure investments are in line with ultimate land
use objectives.
Coleman Road is a prime example of an application of context-sensitive
solutions in Prosper. The southern portion of Coleman Road will traverse the
Town Center. In this area, it must consider the more intense development that
will likely be located within the Town Center and its focus will be primarily
placed on moving traffic and safely accommodating the pedestrian. As the
roadway moves into the Old Town District, it must respect the character of Old
Town. The roadway will likely narrow and head-in and parallel parking will
likely be utilized. Other pedestrian amenities, such as bulb-outs, street trees
and enhanced sidewalks may be considered. As Coleman Road continues to
the north of Old Town, it will transition into a residential thoroughfare with
more lanes added and on-street parking removed.
Building Orientation
Building orientation can significantly affect the appearance of the community.
Over the past several decades, strip shopping centers have been defined by
large setbacks and parking areas located between the building and the
roadway. With this type of design, much of the visual identity of the corridor is
placed on the parking lots and vehicles, rather than on the architecture and
identity of the community and the buildings themselves.
High quality nonresidential development should be a priority in Prosper and
that the “cookie-cutter” strip centers that define many suburban
neighborhoods should be discouraged within Prosper. Building orientation is a
way to ensure that high-quality retail and commercial centers are developed
within Prosper.
Retail centers should be clustered together, when possible, creating nodes of
activity rather than strips of activity. Neighborhood retail centers will most
likely be located at major intersections within Prosper. Clustering of buildings
into nodes of activity can often help to define outdoor spaces such as plazas
and courtyards and the strategic orientation of buildings can also minimize
circulation conflicts.
An additional design that may be considered is the placement of parking areas
behind buildings rather than along the roadway frontage. The visual
experience is then focused on the landscaping and architectural design of the
building, rather than on a large parking lot located in the front.
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Multi-Family Development
Multi-family development must be well-planned and accounted for within
Town limits. With more multi-family development requests, locations and
standards for such development must be carefully considered to meet the
Town’s expectations. While North Texas multi-family development has
historically been associated with sprawling, garden-style apartments from the
20th century, multi-family developments have greatly improved since the start
of the 21st century. For instance, many multi-family developers are not
constructing garden-style apartment complexes, but modern, higher density,
multi-family developments that are attractive to young professionals and
empty nesters. These developments are typically of a high-quality appearance
and provide luxury amenities like dog parks and pet cleaning stations,
saltwater pools, structured or covered parking, saunas, and innovative
clubhouses. Additionally, some multi-family developments incorporate other
uses on the ground floor like office spaces, retail shops, and restaurants to
create a vibrant, inclusive, and cohesive development.
In Prosper’s instance, multi-family development should occur at strategic
locations and have strict development standards and offer a high level of
amenities to residents. This will create attractive multi-family developments
that serve a critical housing need for a rapidly growing community like
Prosper.
Any new multi-family development product should:
1) Meet the Town’s vision of providing housing excellence (see the
Vision Statement on page 22),
2) Provide quality-of-life amenities to foster the development and the
Town as a desirable and unique community (see the Guiding
Principles and Community Goals on page 23),
3) Be compatible with neighboring developments,
4) Be at a high density (more than 40 dwelling units per acre), and
5) Be located in the DNT District.
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Development Standards
Most communities regulate multi-family developments through development
standards. These standards typically control the size, density, design, amenity
features, parking, landscaping, and location of multi-family developments. For
example, some communities require multi-family developments to provide an
amenity feature for every 50 units provided. Others require multi -family
projects to provide structured parking located behind the building to eliminate
parking seas that are synonymous with garden-style apartments. Additionally,
some communities prevent apartments from being less than three stories tall
and require site design features like building articulations and massing to
reduce outdated apartment style possibilities.
However, most communities rely on density requirements to incentivize a
particular multi-family style. For example, low density requirements, like 16
dwelling units per acre, can produce antiquated, sprawling garden style
apartment complexes. While these types of apartments generate needed
housing, it is not the type of new housing the community aspires to see.
Instead, the community prefers to see modern apartments with some retail
services located in the DNT District. The Town should consider increasing
density requirements to at least a minimum of 40 dwelling units per acre to
achieve such an apartment style.
Amenities, structured parking, range of unit densities, types, and size,
integration into the street and trails network, public art and industry leading
building designs and materials should guide the Town’s preferences for multi -
family development.
Location
All development should not be allowed everywhere. Residential development
is no different in that multi-family developments should be located in strategic
areas where there is infrastructure capacity, housing shortages, and retail
services nearby. For instance, some communities have identified areas where
housing needs are most needed, and in those locations, multi -family
development is preferred. Particularly s ome of these developments are
preferred along arterial roads and highways or where master planned mixed-
use developments are anticipated. In Prosper’s instance, multi-family may be
preferable near intersections in the Dallas North Tollway District. Additionally,
multi-family development may be suitable in other locations behind
commercial nodes where a transition from commercial to single-family
residential development may be necessary.
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Drive-Thrus
Commercial development and traffic go hand in hand, and developments that
provide drive-thru access exacerbate traffic concerns. Drive-thru proliferation
in commercial areas can cause unsightly development, excessive ingress and
egress points, queuing complications, noise, and clunky internal circulation.
Although this plan can suggest where drive-thru locations may be most
desirable, the Town’s development regulations control development design. In
Prosper’s instance, it may be beneficial for the Town to revisit its development
regulations pertaining to drive-thrus and revise standards that create traffic
issues. For example, the Town could:
• Eliminate drive-thrus entirely,
• Require increased standards that specify queuing and drive-thru lane
requirements,
• Restrict drive-thru allowances for buildings that front higher classified
roadways,
• Apply a distance requirement from residential uses and zoning
districts,
• Require uses that incorporate drive-thrus to have an increased
minimum setback to ensure vehicle queuing does not occur at the
front of the property,
• Require drive-thru approval through the specific use permit process,
or
• Restrict drive-thrus by lot size.
Regulations like the ones above can ensure large, multi-use developments will
not create adverse development impacts throughout the Town.
Practical Regulatory Examples
Arlington, TX |Tyler, TX | Palm Beach County, FL | Frisco, TX | Centennial, CO
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ULTIMATE CAPACITY AND
POPULATION
PROJECTIONS
Ultimate Capacity
Figure 48 projects the ultimate capacity, or “build-out” of the Town. Assuming
the currently vacant areas develop as shown in the Future Land Use Plan map
(see Figure 45), the Town could accommodate about 77,308 residents. If
Artesia (which is a development located outside of the Town limits, but
completely enclosed within the Town’s limits) is added to the projection, then
the buildout population would be approximately 85,337.
Figure 48. 2023 Estimated Buildout Capacity
Land Use Vacant
Acreage DUA Dwelling
Units PPH Occupancy
Rate Total Pop
Low Density 540 1.2 648 3.4 91.4% 2,014
Medium Density 1,833 2.3 4,217 3.4 91.4% 13,103
High Density 21 4.0 84 3.4 91.4% 260
Dallas North Tollway District* 150 40.0 6,017 2.4 91.4% 13,200
US Highway 380 District* 94 4.0 375 2.4 91.4% 822
Town Center District 47 12.0 558 2.4 91.4% 1,224
Old Town District** - - 242 2.4 91.4% 531
High Density Single-Family (Artesia) 450 4.8 2,160 3.4 91.4% 6,712
High Density Multi-Family (Artesia) 30 20 600 2.4 91.4% 1,316
High Density Multi-Family (Entitled) - - 4,200 2 91.4% 7,678
High Density Senior Multi-Family - - 180 1 91.4% 165
Additional Population 47,025
Existing 2023 Population 38,312
Total Build-Out Capacity (Combined) 85,337
Total Build-Out Capacity Excluding Artesia 77,308
* For planning purposes, 15% of the total vacant land within this district is estimated to be used for residential purposes.
** Downtown Master Plan estimated 242 apartments or townhomes in this district.
Terms: Dwelling Units Per Acres (DUA); Persons Per Household (PPH)
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Population Projections
Prosper’s anticipated growth rate will follow an S-curve. As the population
increase and approaches its build-out capacity, the population will begin to
slow down due to limited resources, such as developable land. In order to
calculate the population projections, existing growth rates have been
considered. A 15% logistic growth rate (S-curve) is recommended for planning
purposes, and growth projections have been provided for within the Town’s
limits only and for the inclusion of the Artesia development.
Figure 51. Population Projection (Logistic Growth)
Year 10% 15%* 15%** 20%
2023 38,312 38,312 43,758 38,312
2024 40,245 41,211 46,956 42,177
2025 42,174 44,097 50,124 46,010
2026 44,091 46,939 53,226 49,736
2027 45,985 49,705 56,231 53,283
2028 47,848 52,367 59,107 56,595
2029 49,672 54,901 61,832 59,628
2030 51,447 57,288 64,387 62,355
2031 53,168 59,513 66,758 64,767
2032 54,829 61,568 68,938 66,869
2033 56,423 63,448 70,925 68,675
2034 57,947 65,155 72,722 70,208
2035 59,398 66,691 74,335 71,498
2036 60,774 68,065 75,772 72,573
2037 62,074 69,286 77,046 73,462
2038 63,297 70,364 78,169 74,193
2039 64,444 71,312 79,154 74,791
2040 65,517 72,142 80,014 75,278
2041 66,516 72,865 80,763 75,673
2042 67,445 73,493 81,412 75,993
2043 68,305 74,037 81,974 76,252
2044 69,101 74,507 82,458 76,460
2045 69,834 74,912 82,876 76,628
2046 70,509 75,260 83,234 76,763
2047 71,129 75,559 83,542 76,871
2048 71,698 75,816 83,805 76,958
2049 72,218 76,035 84,031 77,028
2050 72,694 76,223 84,224 77,083
2051 73,128 76,383 84,389 77,128
2052 73,523 76,520 84,529 77,164
2053 73,883 76,637 84,649 77,193
2054 74,210 76,737 84,752 77,216
2055 74,508 76,822 84,839 77,234
2056 74,778 76,895 84,913 77,249
2057 75,022 76,956 84,976 77,261
2058 75,244 77,009 85,030 77,270
2059 75,445 77,053 85,076 77,278
2060 75,627 77,092 85,115 77,284
Source: FNI
* Recommended Growth Rate
** Recommended Growth Rate with Artesia
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
1970 1990 2010 2030 2050
Historical Data
10%
15%
20%
Figure 49. Prosper Projected Logistic Growth
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
1970 1990 2010 2030 2050
Without Artesia
Historical Data
With Artesia
Historical Data
Figure 50. Prosper Projected Logistic Growth with Artesia
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CHAPTER 5
NEIGHBORHOOD AND
COMMUNITY LIVABILITY
INTRODUCTION 76
LIVABLE NEIGHBORHOODS 77
OPEN SPACE PRESERVATION 80
SOCIAL INTERACTION 81
IMAGE ENHANCEMENT 82
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INTRODUCTION
What does the term livability mean regarding urban planning?
Generally, livability reflects the characteristics, aesthetics, design, and
social aspects of Prosper that make the Town unique and help establish
a sense of community. Many intangibles make a place livable, such as a
sense of community, a strong sense of place in particular areas, civic
pride, and the friendliness of neighbors. There are also tangible aspects
that can promote livability as well.
Prosper is a unique community with its own values and vision. The
following section describes some of those tangible
aspects that, when tailored to fit the needs and vision of Prosper, can
help the Town to grow in a manner that enhances the quality of its
neighborhoods and helps to create vibrant office retail areas. This
section is intended to describe livability characteristics that should be
used to guide decision-makers about what residents believe the
character of Prosper should be as it grows. This section includes a
discussion of various livability concepts and how they apply to Prosper.
Livability Guidelines
• Preserve small-town, rural feel
• Maintain open spaces that create a quiet, open feel
• Provide a range of housing in Prosper, taking into consideration,
among other things, data relating to income, education levels
and ethnicities
• “Raise the bar” on development/attract quality development
• Attract neighborhood services, such as a grocery store?
• Build a system of connected parks and trails for outdoor
recreation
• Clearly brand and identify Prosper through gateways and other
identifying features
• Provide entertainment venues for families
• Create high quality mixed use centers where residents may shop,
dine, socialize and live
• Enhance Old Town Prosper
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LIVABLE NEIGHBORHOODS
Livable neighborhoods, regardless of the type of environment, have
some common characteristics. The following is a discussion of some of
these common characteristics and strategies to ensure that
neighborhoods are protected, preserved, and enhanced as
development continues within the Town.
Life-Cycle Housing
Quality Development
Encourage a variety of housing types and
sizes to accommodate different stages of life
within Prosper. Ensure a range of housing
that takes into consideration, among other
things, data relating to income, education
levels, and ethnicity
Continue to encourage the creation of
custom homes, a definitive feature of
Prosper, through anti-monotony standards.
Connectivity
Neighborhood Conveniences
Encourage connected neighborhoods which
emphasize both internal and external
connectivity. Neighborhoods should be
linked to each other as well as to the
community as a whole.
Incorporate neighborhood retail centers in
strategic locations, which optimizes
convenience for adjacent neighborhoods.
Offer walkable connections to adjacent
neighborhood as well as automobile
connections and discreet parking.
Identity Open Space
Encourage neighborhood events, such as
National Night Out, block parties and other
neighborhood events to promote social
interaction among neighbors and to foster a
sense of community.
In addition to parks and trails,
neighborhoods should include open space to
preserve the rural nature of Prosper.
Recreational Access Neighborhood Signage
Incorporate the Parks Master Plan to create
outdoor recreational opportunities for both
neighborhoods and the community,
enhancing the quality of life of Prosper.
Delineate different neighborhoods through
entrance features and signage toppers.
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Long-Term Neighborhood Viability
Neighborhoods are often defined in more abstract terms by the sense
of community and the quality of life enjoyed by the people who live
and play there. Well-designed neighborhoods provide a setting for
residents to develop a strong sense of belonging, which is promoted by
their interactions. The quality and livability of the Town’s
neighborhoods are integral components of the overall character.
The key to a successful neighborhood is creating a livable and
affordable environment where the ongoing investment in property is
supported by public investment in parks and greenbelt areas;
opportunities for social interaction; accessibility for pedestrians,
bicyclists, and vehicles; and distinctive characteristics that give an area
a unique identity.
The following are elements fostering long-term neighborhood viability:
• Opportunities for neighborhood interaction;
• Careful and strategic placement of retail uses and other
appropriate nonresidential uses within access of the
neighborhood area;
• Continued investment in public and private property to
stabilize property values;
• Condition of public facilities and infrastructure serving the
area;
• A sense of “community” and belonging among residents
through distinctive neighborhood identities;
• Access to amenities such as parks, open spaces, public
facilities, and trails; and
• Incorporating open spaces within neighborhoods as a definitive
feature of Prosper.
The majority of Prosper’s housing stock is relatively new and in good
physical condition. Ensuring that the preceding principles are used to
guide new development will protect the long-term viability and
continued investment in Prosper’s neighborhoods in the future.
Housing Mix
It is important for communities to provide a variety of housing for its
residents and to meet the needs of different segments of the
population. The “full-life cycle” is intended to describe all stages of life.
Generally speaking, most of Prosper’s housing options are, and will
continue to be, single family homes. Prosper residents have indicated
that other housing types are appropriate within the community but
that such units should primarily be confined within the Dallas North
Tollway, Highway 380, Town Center, and Old Town Districts. Many
housing options in these districts take place on smaller lots, such as in
the case of townhomes, brownstones, patio homes, and zero lot line
homes. Rear entry garages help to achieve two desirable objectives:
promoting aesthetics and accommodating drainage.
Rear-entry garages in developments with lot sizes less than 50 feet in
width help to protect the visual integrity of the streetscape by reducing
the visibility of closely situated garages and driveways. This is
particularly important when looking at townhomes, brownstones, zero-
lot line homes, and patio homes, which are either attached or closely
situated to one another. Rear-entry garages allow more landscaping
opportunities and create a more walkable environment by reducing the
frequency of individual driveways. In addition to aesthetics, rear-entry
garages may also aid with drainage. Determining where water that
collects in a backyard should drain is often a contested issue. Having
rear-entry garages or a small rear yard/rear patio feature can be a
design advantage to this effect.
While rear-entry garages should be considered for the densest forms of
residential housing options, it is likely that front-entry garages will
continue in the majority of Prosper’s lower density neighborhoods.
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Screening and Buffering
The Future Land Use Plan seeks to minimize conflict between
residential and nonresidential areas. In addition to those efforts,
screening and buffering efforts can help to mitigate any remaining
incompatibility between land uses. The Town has taken proactive
measures within its zoning ordinance (Chapter 4, Section 5) by having
screening and buffer requirements between residential and
nonresidential developments. The Town should maintain these
standards as they have produced quality developments.
The following are existing zoning standards.
• Requiring screening wall when a boundary of a multifamily,
institutional, or non-residential use sides or backs to a property
that is zoned or designated on the future land use plan for
residential (non-multifamily) uses.
• All required screening walls are equally finished on both sides
of the wall.
• All loading and service areas are screened from view from
adjacent public streets and adjacent property that is zoned or
designated on the future land use plan for residential uses.
• All uses providing open storage provide site plan and landscape
plans depicting the area.
• Trash and recycling collection areas are located to minimize
visibility and screened with a six foot clay fired brick or stone
wall.
• Screening is required between residential lots and adjacent
rights-of-way as required by Subdivision Ordinance.
• Rooftop and ground-mounted mechanical equipment are
required to be screened with a parapet wall and/or masonry
wall a minimum of 12 inches in height taller than the
mechanical equipment being screened.
• A six foot irrigated living screen is required when parking is
located adjacent to residential in the DTC or DTR District.
• Air conditioning units, trash/recycling containers, and pool
equipment are required to be entirely screened from view
from adjacent public right-of-way by a living screen
Additional designed could be considered for incorporation into the
zoning ordinance such as larger setbacks to protect the public view and
create a more rural feel. Within such setbacks, extensive landscaping,
such as landscaped berms, double rows of large trees or solid living
evergreen screens, may be used. When landscaped berms are used,
consideration for maintenance should be a priority. Typically speaking
a 1:3 slope should be used for landscape berms to ensure proper
maintenance.
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OPEN SPACE
PRESERVATION
A common theme expressed by CPAC members was the need to
preserve open space within Prosper. Many residents have chosen to
live in Prosper due to its quiet, rural feel and abundant open spaces.
Prosper is located along a prime development corridor and therefore
significant pressure will be placed on landowners to sell property and
existing open spaces for development in the future. Therefore, in order
to preserve open space within the community, Prosper may consider
the following options.
Purchase of Development Rights (PDR)
PDR is a program that enables the community, or a land trust, to
purchase the development rights from a landowner. Essentially, the
municipality or trust would purchase the difference between the
appraised and market value (i.e., what a developer would pay for the
purchase of the property) in exchange for the landowner not
developing the land. The landowner can continue to use the land as
farmland or open space. Once an agreement is reached, the land may
not be subdivided or developed. In the future, the property owner may
sell the land at the appraised value, but the restrictions on
development remain. One advantage to PDR is the preservation of
open space and the continued ownership of land by the property
owner. The disadvantage is such land remains under the control of the
landowner, even after development rights have been purchased, and
therefore is not public space. Only the development rights have been
purchased, not the land itself.
Transfer of Development Rights (TDR)
While not commonly used in Texas, TDR is a way of transferring
development rights from a transfer area, or open space, to a receiving
area (i.e., area approved for development). If, for example, the DNT
District was identified as a receiving zone, a developer that was seeking
development greater than the approved density for that district could
purchase the development rights from an area containing open space
and transfer that right to develop to their property along the tollway.
The developer is therefore able to build at a higher density and open
space is able to be preserved elsewhere. This increased density option
would only be allowed in areas identified as receiving zones, not within
individual neighborhoods.
Conservation Easements
Conservation easements are another method of preserving open
space. Conservation easements are initiated by the landowner in an
attempt to protect their property from future development. In its
publication, Conservation Easements: A Guide for Texas Landowners,
The Texas Parks and Wildlife Department outlines many of the
advantages of conservation easements, including tax benefits.
Typically, a property owner voluntarily creates an agreement with a
municipality or county that limits development on the landowner’s
property. In a conservation easement, the landowner will limit their
right to one or more of the following: the right to manage resources,
change use, subdivide, or develop. Conservation easements ensure
that a farm, ranch, estate, or open space area is preserved from
development pressures in the future. The advantage of conservation
easements is that land is preserved indefinitely, and such easements
may be sold or donated to land trusts for significant tax credits. The
disadvantage is that the landowner receives no monetary
reimbursement for not developing the land, such as in the purchase of
development rights scenario, other than tax credits.
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SOCIAL INTERACTION
The term community naturally implies the congregation and interaction
of people. Residents identified that one of the defining features of
Prosper was its residents and the sense of community that exists within
the Town.
As the Town continues to grow, a sense of community will continue to
be an important characteristic of the Town. With a larger population,
the built environment will need to provide spaces and opportunities for
residents to meet, congregate, interact, and enjoy life. Creating such
venues will help foster a sense of community among residents and will
create family environments where interaction begets new friendships.
An amphitheater was seen as a potential opportunity to host Town
events. This amphitheater, when combined with a larger open
space/park area, could serve as a central location for Town festivals
and events.
In addition to a community garden, many communities in North Texas
have begun to offer farmers markets, encouraging local growers to
bring in fresh produce for residents to purchase. Farmers markets and
community gardens can also be beneficial in supporting the local
economy and encouraging social interaction.
The Town Center and other mixed uses will also help to create
additional places for Prosper residents to interact and socialize with
other families by creating opportunities for retail shopping and dining.
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IMAGE ENHANCEMENT
Prosper is a unique community. Many who have moved to the Town
express their diverse reasons for relocating to Prosper. Reasons include
its excellent school system, its wide-open spaces, its large lot homes,
its friendly neighbors, and rural setting with access to the Town, among
others. This section seeks to define some of those attributes and
strategies for using these attributes to establish a recognizable image
for the community’s built environment.
Branding
Community branding is the concept of establishing an identity and then
working to ensure that the desired identity is reflected and portrayed
in the built environment. In Prosper, residents have clearly identified
that the rural, open spaces of the community are a defining feature of
Prosper, particularly defining when compared with other North Dallas
suburbs such as Frisco, Plano, McKinney, and Little Elm.
Residents identified that a common perception and image of Prosper
to outsiders is an upscale, rural community with open spaces and large-
lot homes. Despite the current availability of open spaces and
agricultural land, the Town will continue to grow and develop. As the
community grows, however, development standards may reflect
certain architectural characteristics that may be unique to Prosper,
helping to visually distinguish the Town from adjacent communities,
particularly its retail centers. Additionally, setbacks and landscaping
may be used along major corridors to create a more rural atmosphere,
even as the Town develops.
Large setbacks and medians may be heavily landscaped with trees,
shrubs, and other natural elements. As trees grow and mature, the
presence of a dense tree canopy will help to create a more natural feel
within the community. Additionally, the Town may reduce the amount
of internal lighting to mitigate light pollution and enhance dark skies,
further enhancing the rural feel.
The Town’s extensive Parks Plan, as it is implemented, will also
significantly help to create and preserve open spaces and will
contribute significantly to the Town’s quality of life by providing
outdoor recreational opportunities.
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Gateways
The visual monotony that is often inherent to communities within a
particular geographic area can make it appear that each one is just like
its neighbors. For example, the visual appearance of a community to a
traveler along the Dallas North Tollway may be very similar to the
appearance of any other nearby community. This lack of design variety,
especially along major corridors, tends to create anonymity, and it
becomes difficult for people to know when they have left one
community and entered another. Gateways can provide a strong sense
of arrival to, as well as a sense of departure from, the community.
These features are the first thing visitors see when they arrive and the
last impression visitors have when they leave.
The design of gateways into the Town of Prosper should be guided by
several factors. One of the most obvious factors is the number of
people using a particular entry point. The most heavily traveled
roadway entering the community will be the Dallas North Tollway.
Although it may be difficult to create an aesthetically pleasing gateway
visible from the roadway, the bridges and the frontage roads are
alternate options. Improved overpasses with decorative rails,
landscaping, lighting, and possibly signage are possibilities. In addition,
two entry features for the Town placed directly along the Dallas North
Tollway frontage roads, both leading into and out of the community
(i.e., at the northern and southern corporate limits) would be a positive
step in creating a visual identity once the Tollway is constructed.
Gateways could include the use of signage, landscaping, and other
design elements such as lighting, fencing, paving patterns,
art/sculptural elements, a variety of earth forms, or other identifiers
that signify arrival into the Town.
Another important factor in the design of gateways is to develop an
entryway that provides a sense of identity for the community while
projecting a desirable image for the Town.
For example, the windmill is a component of the Prosper logo and may
be used as a component of Town gateways. It identifies the Town’s
humble beginnings as a small agrarian town and also highlights and
reflects many of the Town’s values such as large lots, open spaces and
rural, small town feel. Consideration should be given to establishing a
uniform design concept for all gateway areas. A hierarchical distinction
between major and minor gateways can be achieved through design
modification for each type of entry feature. Minor gateways could be
specific to the individual neighborhood, reflecting the distinct character
of each area.
Design of entry features should take into consideration the setting in
which each feature will be placed. Although an entry feature might
ideally be placed at the corner of a roadway intersection that is at, or
near, the true Town limits, the design of the feature might conflict
either visually or aesthetically with an adjacent retail use at the
intersection. In such a situation, it may be prudent to move the entry
feature further into the community to provide a better setting and
better visibility, such as placing it upon the thoroughfare median, if
there is one. The traffic speed at which an entry feature is viewed must
also be taken into account, and the size, boldness, and scale of the
feature should be designed accordingly.
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It is important for the Town of Prosper to assert its differing qualities to
distinguish itself from the surrounding communities. Gateway features
are a simple step in this direction. Priority for funding entry features,
both in terms of total dollars spent per entry and in terms of the timing
of expenditures, should be directly related to the number of people
using a particular entry point. Often, donations can be solicited from
civic groups to assist in the funding of specific gateways and/or their
maintenance (e.g., an "adopt a gateway" program).
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CHAPTER 6
IMPLEMENTATION
INTRODUCTION 86
ROLES OF THE COMPREHENSIVE PLAN 87
MAINTAINING COMPATIBILITY BETWEEN THE ZONING MAP
AND FUTURE LAND USE PLAN MAP 89
IMPLEMENTATION GOALS AND OBJECTIVES 90
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INTRODUCTION
Implementation Plan
The importance of planning can never be overstated—planning
provides for the protection of private property and ensures future
development occurs in a coordinated and organized fashion, consistent
with the Comprehensive Plan. The future of Prosper will be shaped by
the policies and recommendations developed in this 2023
Comprehensive Plan. Based on this Plan, decisions will be made that
will influence many aspects of the Town’s built and social
environments. Prosper has taken an important leadership role in
defining its future with the adoption of this Plan. The Plan will provide
a very important tool for Town Staff and civic leaders to use in making
sound planning decisions regarding the long-term growth and
development of Prosper. The future quality of life in Prosper will be
substantially influenced by the manner in which the Plan
recommendations are administered and maintained.
Planning for the Town's future should be a continuous process, and this
Plan is designed to be a dynamic tool that can be modified and
periodically updated to keep it in tune with changing conditions and
trends. Changes in Prosper’s socioeconomic climate and in
development trends that were not anticipated during the preparation
of the Plan will occur from time to time, and therefore, subsequent
adjustments will be required. Elements of the Town that were treated
in terms of a general relationship to the overall area may, in the future,
require more specific and detailed attention.
Plan policies and recommendations may be put into effect through
adopted development regulations, such as zoning and subdivision, and
through capital improvement programs. Many recommendations
within the Plan can be implemented through simple refinement of
existing Town regulations or processes, while others may require the
establishment of new regulations, programs, or processes. This final
section of the 2023 Comprehensive Plan describes specific ways in
which Prosper can take the recommendations within this plan from
vision to reality.
Proactive and Reactive Implementation
There are two primary methods of Plan implementation: proactive and
reactive methods. To successfully implement the Plan and fully realize
its benefits, both methods must be used in an effective manner. Both
proactive and reactive actions that could be used by Prosper are
described within this Implementation chapter.
Examples of proactive methods include:
• Establishing or updating subdivision regulations;
• Establishing or updating zoning regulations; and
• Developing a capital improvements program (CIP), by which
the Town expends funds to finance public improvements to
meet objectives cited within the Plan.
Examples of reactive methods include:
• Approving a rezoning application submitted by a property
owner consistent with the Comprehensive Plan;
• Site plan review; and
• Subdivision review.
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ROLES OF THE
COMPREHENSIVE PLAN
Guide for Daily Decision-Making
The current physical layout of the Town is a product of previous efforts
put forth by many diverse individuals and groups. In the future, each
new development that takes place, whether a subdivision that is
platted, a home that is built, or a new school, church, or shopping
center that is constructed, represents an addition to Prosper’s physical
form. The composite of all such efforts and facilities creates the Town
as it is seen and experienced by its residents and visitors. If planning is
to be effective, it must guide each and every individual development
decision. The Town, in its daily decisions about whether to surface a
street, approve a residential plat, amend a zoning ordinance provision,
enforce the building codes, or construct a new utility line, should
always refer to the basic proposals outlined within the Comprehensive
Plan. The private builder or investor, likewise, should recognize the
broad concepts and policies of the Plan so that their efforts become
part of a meaningful whole in planning the Town.
Flexible and Alterable Guide
This 2023 Comprehensive Plan is intended to be a dynamic planning
document for Prosper – one that responds to changing needs and
conditions. Plan amendments should not be made without a thorough
analysis of immediate needs, as well as consideration for the long-term
effects of proposed amendments. The Town Council and other Prosper
officials should consider each proposed amendment carefully to
determine whether it is consistent with the Plan's goals and policies,
and whether it will be beneficial for the long-term health and vitality of
Prosper.
Annual Review
At one-year intervals, a periodic review of the Plan with respect to
current conditions and trends should be performed. 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. It would be appropriate to devote one annual meeting of
the Planning and Zoning Commission to reviewing the status and
continued applicability of the plan in light of current conditions, and to
prepare a report on these findings for the Town Council. Those items
that appear to need specific attention should be examined in more
detail, and changes and/or additions should be made accordingly. By
such periodic evaluations, the Plan will remain functional, and will
continue to give civic leaders effective guidance in decision-making.
Periodic reviews of the plan should include consideration of the
following:
• The Town's progress in implementing the plan;
• Changes in conditions that form the basis of the plan;
• Community support for the plan's goals, objectives & policies;
and
• Changes in State laws.
The full benefits of the Plan for Prosper can only be realized by
maintaining it as a vital, up-to-date document. As changes occur and
new issues within the Town become apparent, the Plan should be
revised rather than ignored. By such action, the Plan will remain
current and effective in meeting the Town's decision-making needs.
Complete Review and Update with Public Participation
In addition to periodic annual reviews, the Comprehensive Plan should
undergo a complete, more thorough review and update every 5 or 10
years. The review and updating process should begin with the
establishment of an advisory committee, similar to the one that was
appointed to assist in the preparation of this Plan. If possible, this
committee or the Planning and Zoning Commission should be in charge
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of periodic reviews of the plan. Specific input on major changes should
be sought from various groups, including property owners,
neighborhood groups, civic leaders, developers, and business owners.
Regulatory Mechanisms
The usual processes for reviewing and processing zoning amendments,
development plans, and subdivision plans provide significant
opportunities for implementing the Plan. Each zoning, development
and subdivision decision should be evaluated and weighed against
applicable proposals contained within the Plan. If decisions are made
that are inconsistent with Plan recommendations, then they should
include actions to modify or amend the Plan accordingly in order to
ensure consistency and fairness in future decision-making. Amending
the Subdivision Ordinance and Zoning Ordinance represent two major
proactive measures that the Town can take to implement 2023
Comprehensive Plan recommendations.
Zoning Ordinance
Zoning is perhaps the single most powerful tool for implementing Plan
recommendations. The Town’s Zoning Ordinance should be updated
with the recommendations contained within the chapters of this 2023
Comprehensive Plan. All zoning and land use changes should be made
within the context of existing land uses, future land uses, and planned
infrastructure, including roadways, water, and wastewater.
Zoning Text Amendments
Consideration should be given to updating areas of the zoning
ordinance that may allow ideas, principles, or design standards
identified within this Comprehensive Plan to be more easily achieved.
Their implementation will not only improve future development and
interaction between land uses, but will also improve Prosper’s overall
image and livability. Such changes may involve landscaping setbacks,
non-residential building design, and additional tree requirements, to
name a few. These recommendations should be itemized and
prioritized, and should be incorporated into the Zoning Ordinance
accordingly.
Zoning Map Amendments
State law gives power to cities to regulate the use of land, but
regulations should be based on a plan. Therefore, Prosper’s Zoning
Map should be as consistent as possible with the Comprehensive Plan,
specifically the Future Land Use Plan. It is not reasonable, however, to
recommend that the Town make large-scale changes in its zoning map
changes immediately. It is therefore recommended that the Town
prioritize areas where a change in current zoning is needed in the
short-term and that efforts be concentrated on making such changes.
In the long-term, consistent zoning policy in conformance with the
Future Land Use Plan will achieve the Town’s preferred land use
pattern over time.
Subdivision Ordinance
The act of subdividing land to create building sites has a major effect
on the overall design and image of Prosper. Much of the basic physical
form of the Town is currently created by the layout of streets,
easements, and lots. In the future, the basic physical form of Prosper
will be further affected by such action. Requirements for adequate
public facilities are essential to ensure the Town’s orderly and efficient
growth. Plan recommendations, such as cross-access easements,
should be incorporated within the Subdivision Ordinance.
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MAINTAINING
COMPATIBILITY BETWEEN
THE ZONING MAP AND
FUTURE LAND USE PLAN
MAP
Chapter 211 of the Texas Local Government Code states that “zoning
regulations must be adopted in accordance with a comprehensive
plan.” Consequently, a zoning map and zoning decisions should reflect
the Future Land Use Plan to the fullest extent possible. Therefore,
approval of development proposals that are inconsistent with the
Future Land Use Plan will often result in an inconsistency between the
Future Land Use Plan and the zoning regulations.
At times, the Town will likely encounter development proposals that do
not directly reflect the purpose and intent of the land use pattern as
shown on the Future Land Use Plan map. Review of such development
proposals should include the following considerations:
• Will the proposed change enhance the site and the
surrounding area?
• Is the proposed change a better use than that originally
envisioned and depicted on the Future Land Use Plan map?
• Will the proposed use impact adjacent residential areas in a
negative manner?
• Will the proposed use be compatible with and/or enhance
adjacent residential uses?
• Are uses adjacent to the proposed use similar in nature in
terms of appearance, hours of operation, and other general
aspects of compatibility?
• Does the proposed use present a significant benefit to the
public health, safety, welfare and/or social well-being of the
community?
• Would it contribute to the Town’s long-term economic
stability?
Development proposals that are inconsistent with the Future Land Use
Plan map (or that do not meet its general intent) should be reviewed
based on the above questions and should be evaluated on their own
merit. It should be incumbent upon the applicant making such a
proposal to provide evidence that the proposal meets the
aforementioned considerations, supports community goals and
objectives as set forth within this Plan, and represents long-term
economic and/or social benefits for the community as a whole, not just
a short-term financial gain for whoever is developing the project.
It is important to recognize that proposals not directly consistent with
the Plan could reflect higher and better long-term uses than those
originally envisioned and shown on the Future Land Use Plan map for a
particular area. This may be due to changing markets, demographics
and/or economic trends that occur at some point in the future after
the Plan is adopted. If such changes occur, and especially if there are
demonstrated significant social and/or economic benefits to the Town
of Prosper, then these proposals should be approved, and the Future
Land Use Plan map should be amended accordingly.
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IMPLEMENTATION GOALS
AND OBJECTIVES
Implementation is one of the most important, yet most difficult,
aspects of the comprehensive planning process. Without viable,
realistic strategies for implementation, the recommendations
contained within this 2023 Comprehensive Plan will be difficult to
realize. The following section contains the original six community goals
established within the Community Vision chapter of this
comprehensive plan. Under each of the six community goals, more
specific objectives are included to guide plan implementation. The
objectives listed are derived from recommendations contained within
the comprehensive plan document as well as ideas heard from the
CPAC and general public.
Goal 1. Provide a variety of desirable land uses that diversify the
tax base and enable all types of people to live, work, shop, eat,
and relax in Prosper.
Objective 1.1: Maximize development along the Dallas North Tollway
by providing opportunities for Class A office space
(office space defined by high-quality furnishings, state-
of-the-art facilities, and excellent accessibility),
corporate campus development, and mixed-use
retail/residential development.
Objective 1.2: Promote larger-scale master planned developments
over small-scale individual developments along the
Dallas North Tollway by discouraging individual
developments under five acres in size.
Objective 1.3: Utilize the Town Center for a regional draw, bringing in
patrons from outside of Prosper.
Objective 1.4: Ensure that the core of the Town Center contains a
higher degree of urban design with buildings situated
up to the building line, wide sidewalks, street trees,
and pedestrian amenities. Preferred examples include
the Shops at Legacy and the Shops at Watters Creek.
Objective 1.5: Include public space within Old Town that support
Town Hall as a focal point to provide space for
community events and festivals.
Objective 1.6: Encourage structured parking within the Town Center
District and Dallas North Tollway District to minimize
the negative impact of large-scale parking lots. Require
structured parking to be strategically located to
minimize visibility from the public view.
Objective 1.7: Provide a network of connections, both vehicular and
pedestrian, that allow movement and access to various
portions of the Town Center, Old Town, and adjacent
neighborhoods and districts.
Objective 1.8: Preserve the integrity of Old Town and encourage
complementary and compatible redevelopment and
infill development, including new single-family
residences containing a farm/ranch theme, residential
to office conversions and “main street” retail with
studio apartments along the western end of Broadway.
Objective 1.9: Plant trees within the parkway along roads in Old Town
to establish a mature tree canopy, thereby contributing
to the historical theme of the area.
Objective 1.10: Utilize the BNSF railroad to create a high-tech, clean
industry Business Park.
Objective 1.11: Utilize the Dallas North Tollway (DNT) District to
accommodate all new multi-family developments in a
mixed-use setting with structured garage parking.
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Goal 2. Maintain and enhance the high quality of life and small-
town feel currently available and expected by Prosper residents.
Objective 2.1: Encourage the implementation of the Parks Master
Plan as development occurs to facilitate the creation of
an interconnected park and trails system in Prosper at
buildout.
Objective 2.2: Work with Prosper Independent School District to
coordinate future school facilities planning with land
use projections in the Future Land Use Plan.
Objective 2.3: Continue to require developers to dedicate parkland.
Objective 2.4: Encourage developers to preserve riparian zones and
mature tree stands on development sites and utilize
such areas for residential park and open space areas.
Objective 2.5: Preserve existing tree cover, when possible, by creating
a tree preservation ordinance and by conducting a
natural assets inventory plan.
Objective 2.6: Encourage the use of rural design characteristics on
new roadway construction projects, including the use
of open fencing, traditional lighting features, wide
setbacks, native plant materials, wildflowers, and
increased tree coverage.
Objective 2.7: Identify roadways that may be intentionally designed
to be more rural in character, potentially containing
bioswales and other natural drainage features.
Objective 2.8: Encourage developers to use native planting materials
and rural planting designs within the private setback
zone/landscape easement.
Objective 2.9: Consistently use rural architectural/design guidelines
within neighborhood service retail centers.
Objective 2.10: Work with the Prosper Historical Society to encourage
the preservation of key historical landmarks within Old
Town and ensure that new development within Old
Town is designed to reflect an early 20th-century
historical theme.
Objective 2.11: Update the Zoning Ordinance to address the design,
look, and separation of drive-thru businesses.
Objective 2.11: Preserve the Downtown silos by applying for the
National Register of Historic Places designation or
similar program.
Goal 3. Protect the quality and integrity of Prosper’s
neighborhoods.
Objective 3.1: Encourage the development of quality housing
throughout Prosper that meets the needs of a diversity
of housing needs, taking into consideration, among
other things, data relating to age and income, for the
full life-cycle of citizens to include, but not limited to:
• Promote housing types and affordability for
families with children, single parents with children,
young adults just leaving home, young
professionals, empty-nesters, retirees, and the
elderly.
• Promote an adequate supply of workforce housing
throughout Prosper for those who work in the
service industry in Prosper.
• Promote neighborhood desirability, value, and
reinvestment.
Objective 3.2: Require the formation of homeowners’ associations
(HOAs) with all new developments to maintain
common property, provide a sense of identity, and
encourage long-term private property maintenance.
Objective 3.3: Encourage developers to include neighborhood
amenities such as parks, open spaces, neighborhood
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pools, and other features that enhance the overall
desirability of individual neighborhoods.
Objective 3.4: Encourage developers to arrange lots in a manner that
maximizes residential access to open space when
natural areas are present.
Objective 3.5: Work with developers to ensure that the majority of lot
sizes within a given development are over 12,500
square feet in size.
Objective 3.6: Low-density residential areas should not exceed a
gross density of 1.6 dwelling units per acre.
Objective 3.7: Medium-density residential areas should not exceed a
gross density of 2.5 dwelling units per acre.
Objective 3.8: Ensure that single-family residential neighborhoods are
protected from more intensive areas of development,
such as development located within the Dallas North
Tollway, Town Center, Business Park, and Highway 380
Districts, by using screening and buffering techniques.
Screening may include enhanced landscaping, brick or
masonry screening walls, and landscaping berms,
among others.
Objective 3.9: Encourage the use of floodways as a natural buffer
between low- and high-intensity areas.
Objective 3.10: Utilize the trail network identified within the Park Plan
to provide access to the network of community parks
and to enhance connectivity between individual
neighborhoods.
Objective 3.11: Ensure that neighborhoods have at least two roadway
access points and encourage roadway connections
between neighborhoods to provide more direct and
interconnected forms of vehicular and pedestrian
travel.
Goal 4. Require high-quality and visually attractive architectural
characteristics in both residential and non-residential
developments.
Objective 4.1: Zone key roadway intersections for retail while utilizing
remaining land adjacent to major roadways for
residential to avoid stripped-out arterial roadways
Objective 4.2: Avoid four-corner retail zoning to avoid an oversupply
of retail zoning.
Objective 4.3: Limit driveways within 150 feet of major intersections
to encourage larger scale, master-planned retail
centers over individual retail establishments.
Objective 4.4: Encourage the creation of nodal, master-planned retail
centers over strip center developments to encourage
long-term viability and investment in retail centers. No
additional unanchored strip retail is recommended.
Objective 4.5: Mandate the use of high-quality building materials,
such as brick and stone, to protect the long-term
durability of non-residential construction. Require all
non-residential developments to be 100% masonry and
prohibit metal building construction.
Objective 4.6: Create a menu-choice matrix for non-residential
developments, requiring new developments to choose
from a palate of predetermined colors and styles.
Objective 4.7: Require architectural enhancements, such as pitched
roofs, awnings, enhanced canopies, and building
articulation to create visually attractive developments.
Objective 4.8: Require all parking rows to contain ending landscape
islands.
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Objective 4.9: Encourage the planting of trees within parking lots so
that 25% of the parking lot is covered by a shade
canopy at tree maturity.
Objective 4.10: Encourage large parking lots to contain a shaded
pedestrian way.
Objective 4.11: Incentivize dispersed landscaped stormwater areas
within parking lots rather than large detention ponds.
Allow stormwater best management practices (BMPs)
to count towards a portion of landscaping
requirements.
Objective 4.12: Encourage the use of thematic, decorative, and
enhanced lighting features within the public right-of-
way, residential areas (when necessary), and
retail/commercial areas.
Goal 5. Develop quality, open roadways that enhance compatibility
with adjacent development and provide safe and convenient traffic
movements.
Objective 5.1: Utilize the Thoroughfare Plan Map as future roadway
improvements are designed and constructed.
Objective 5.2: Ensure that Prosper’s thoroughfare network is
coordinated with neighboring communities and work
to negotiate and resolve any conflicting issues.
Objective 5.3: Utilize the functional street classification system, a
hierarchical network of roadway classifications, to
create a network of major and minor thoroughfares,
collectors, and local streets.
Objective 5.4: Utilize shared access and cross-access easements to
provide connectivity between adjacent non-residential
uses, limiting the number of driveways along major
corridors and allowing for more continuous
landscaping.
Objective 5.5: Connect various portions of the community, including
neighborhoods, the Town Center, Old Town, public
facilities, and parks, with a system of pedestrian and
bicyclist trails to provide interconnectivity and create a
system of non-motorized linkages within the
community.
Objective 5.6: Ensure that sufficient right-of-way is acquired and
dedicated during platting or roadway design to
accommodate ultimate roadway configurations and
designated trails.
Objective 5.7: Utilize Context Sensitive Solutions to design roadways
within the context of their adjacent development.
Objective 5.8: Utilize the Old Town District Roadway Plan as a guide
during roadway design within the Old Town area.
Objective 5.9: Create backage roads along the Dallas North Tollway to
support development connectivity and accessibility.
Objective 5.10: Create a streetscape design program that intentionally
characterizes individual roadways based on anticipated
forms of development.
Objective 5.11: Investigate amending the Town ordinances to allow for
ornamental walls and fences and other types of
materials, such as split iron/wood. Identify key
corridors where standards would be applicable in order
to create greater corridor consistency.
Objective 5.12: Consider wider setbacks along Preston Road with
enhanced landscaping to maintain a more rural feel
and to create a larger barrier between Preston Road
and adjacent neighborhoods.
Goal 6. Ensure that water, wastewater, and stormwater
infrastructure systems are able to meet future growth demands.
Objective 6.1: Investigate any deficiencies in the infrastructure
systems.
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Objective 6.2: Develop concepts that will address deficiencies in the
infrastructure systems.
Objective 6.3: Strive for an infrastructure system that will effectively
and economically serve the existing and projected
needs of the community safely and efficiently.
Objective 6.4: Ensure that infrastructure is comparable or expanded
to support future development, specifically in key
development areas.
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