02.24.26 Town Council Meeting PresentationWelcome to the February 24, 2026,
Prosper Town Council Meeting
Call to Order/Roll Call
Invocation, Pledge of Allegiance, and Pledge to the
Texas Flag.
Pledge to the Texas Flag
Honor the Texas flag; I pledge allegiance to thee,
Texas, one state under God, one and indivisible.
Announcements
Agenda Item 1.
Introduction of Interim Police Chief. (MC)
Agenda Item 2.
America 250. (DFB/TR)
Presentations.
Agenda Item 3.
Presentation of a Proclamation declaring March 2026 as Theatre
in our Schools Month. (MLS)
Agenda Item 4.
Recognize Norma Perez for her years of service. (RB)
Consent Agenda
Agenda Item 5.
Consider and act upon the minutes of the February 10, 2026,
Town Council Joint Work Session meeting. (MLS)
Agenda Item 6.
Consider and act upon the minutes of the February 10, 2026,
Town Council Regular Meeting. (MLS)
Agenda Item 7.
Consider acceptance of the January monthly financial report for
fiscal year 2026. (CL)
Agenda Item 8.
Consider and act upon an Ordinance canceling the May 2,
2026, General Election. (MLS)
Agenda Item 9.
Consider and act upon approval of a Project and Finance Plan
for Tax Increment Reinvestment Zone No. 3. (CE)
Agenda Item 10.
Receive the 2025 Annual Racial Profiling Report for the Prosper
Police Department as required by state law. (KM)
Police Department
2025 Racial Profiling Report
Interim Chief Ken Myers
Presented February 24,2026
Traffic Encounter Estimate
•Patrol officers and the Traffic Unit
officers of the Prosper Police
Department are presented with on
average 392,237 opportunities to
make traffic stops on a daily basis per
the published daily traffic count by
TXDOT (including US 380).
392,237 Vehicles per
Day (TXDOT AADT)
https://experience.arcgis.com/experience/6c0166bfc5144afe83926a3a529a8d03#data_s=id%3AdataSource_3-
19151a8559b-layer-5%3A594813
TXDOT Annual Average Daily Traffic 2024 Report AADT=Annual Average Daily Traffic
AADT=VOL x SF x AF
VOL=24-hr volume count
SF=applicable month/day combination
seasonal factor
AF= applicable axle-correction factor
2024 vs 2025 Total Traffic Stops Results of 2025 Traffic Stops
50%50%
2024 - 12983 STOPS 2025 - 13240 STOPS
Difference: +257 in 2025
Verbal Warning
- 4254
32%
Written
Warning - 4895
37%
Citation - 3926
30%
Written
Warning &
Arrest - 9
0%Citation &
Arrest - 18
0%
Arrest - 138
1%
Verbal Warning - 4254 Written Warning - 4895
Citation - 3926 Written Warning & Arrest - 9
Citation & Arrest - 18 Arrest - 138
Traffic Stops by Location
Count of Traffic Stops by Location
7842
4034
30
1251
83
13240
0 2000 4000 6000 8000 10000 12000 14000
City Street
US Highway
State Highway
County Road
Private Property
Total Stops
Community Demographics
Source:Prosper EDC,
https://prosperedc.com/site-
selection/demographics/#race
33.90%
66.10%
Total Traffic Stops by Race
35%
65%
Female - 4687 Male - 8553
% of Stops by Gender
24, 0%2147, 16%
3060, 23%
5786, 44%
2223, 17%
Alaska Native/American Indian Asian/Pacific Islander Black White Hispanic/Latino
Basic Reasons for Traffic Stops
Reasons for the Traffic Stop Search Conducted During Traffic Stop?
Total Traffic Stops:13240
205 500
8326
4209
0
1000
2000
3000
4000
5000
6000
7000
8000
9000
Violation of Law Preexisting
Knowledge
Moving Traffic
Violation
Vehicle Traffic
Violation
3%
97%
Yes - 382 No - 12858
Searches Conducted Traffic Stops
Reason for Searches Demographics of 382 Searches Conducted
74
10
237
39
22
0
50
100
150
200
250
Consent Contraband Probable
Cause
Inventory Incident to
Arrest
0%
3%
48%26%
23%
Alaska Native/American Indian - 0 Asian/Pacific Islander - 13
Black - 184 White - 99
Hispanic/Latino - 86
Use of Force During Traffic Stop &
Racial Profiling Complaints
Total Number of Racial
Profiling Complaints Received
during 2025:0
No reports of bodily injury occurred as
the result of an officer’s Response to
Resistance.
Additional Information from Traffic Stops
Contraband Found by Demographic
During 382 Searches
Basis for 138 Arrests Performed as a
Result of a Traffic Stop
0 5
83
51 31
212
0
50
100
150
200
250
Number of Times Contraband Discovered
Penal Code -
89
54%
Traffic Law - 29
18%
City Ordinance - 0
0%
Outstanding
Warrant - 47
28%
Violation of…
Penal Code - 89 Traffic Law - 29
City Ordinance - 0 Outstanding Warrant - 47
Additional Information from Traffic Stops
Type of Contraband Found During 382 Searches
128
6 1
16
1
18
0
20
40
60
80
100
120
140
Drugs Weapons Currency Alcohol Stolen
Property
Other
Number of Times Contraband Discovered
Agenda Item 11.
Consider and act upon approving a payment to Oncor for the
relocation of power poles as part of the Public Works and Parks
Service Center construction project for a total cost of
$78,253.41. (CJ)
Agenda Item 12.
Consider and act upon the purchase of bunker gear and
protective clothing from North American Fire Equip. inc. DBA
NAFECO, through BuyBoard Contract #698-23, in the amount
of $108,720.14. (SB)
Agenda Item 13.
Consider and act upon whether to direct staff to submit a written
notice of appeals on behalf of the Town Council to the
Development Services Department, pursuant to Chapter 4,
Section 1.5(C)(7) and 1.6(B)(7) of the Town’s Zoning Ordinance,
regarding action taken by the Planning and Zoning Commission
on Preliminary Site Plans and Site Plans. (DH)
Teel 380 Addition, Block A, Lots 4-5 and 8
(DEVAPP-25-0130)
Information
Purpose:
•Construct five buildings totaling 51,650 square feet on three lots.
•Lot 4: Restaurant/Retail Building (7,700 SF)
•Lot 5: Restaurant/Retail Building (5,400 SF)
•Lot 8: Two Medical Office Buildings (16,800 SF) + Restaurant/Retail Building (21,750 SF)
History:
•A Preliminary Site Plan (DEVAPP-25-0058) was approved by the Planning & Zoning Commission on
November 4, 2025, that created Lots 4-5.
•Lot 5 being subdivided to create Lot 8 with a portion of Lot 4 being incorporated into Lot 8.
Citizen Comments
Regular Agenda
Pursuant to Section 551.007 of the Texas Government Code,
individuals wishing to address the Council for items listed as public
hearings will be recognized when the public hearing is opened.
Agenda Item 14.
Conduct a Public Hearing and consider and act upon a request for
a Specific Use Permit for Private Streets on Jeremiah Horn
Survey, Abstract 411 , Tract 35 and a portion of Tracts 5 and 48, on
21.4± acres, located 530± feet north of University Drive and
2,575± feet east of Lakewood Drive. (ZONE-25-0002) (DH)
Mythri Brookhollow Townhomes
(ZONE-25-0002)
Surrounding Zoning
Zoning Current Land Use Future Land Use Plan
Subject Property Planned Development-
114
Vacant US Highway 380
District
North Planned Development-
114
Vacant US Highway 380
District
East Planned Development-
114
Multifamily US Highway 380
District
South Planned Development-
114
Vacant Dallas North Tollway
District
West Planned Development-
114
Vacant Floodplain
Information
Purpose:
•Obtain Specific Use Permit for private streets for a townhome development.
•Zoning Ordinance requires all gated subdivisions to obtain a Specific Use Permit.
History:
•A Preliminary Plat (DEVAPP-24-0137) was approved by the Planning & Zoning Commission
on April 1, 2025.
Specific Use Permit Criteria
Criterion 1: Is the use harmonious and compatible with its surrounding existing
uses or proposed uses?
•Yes, the use is harmonious and compatible with its surrounding existing uses and proposed
uses because the future residential subdivision to the north, Mirabella, will also be a gated
community
Criterion 2: Are the activities requested by the applicant normally associated
with the requested use?
•Yes, the activities requested by the applicant are normally associated with the requested use
as there are other residential areas within the town that are also gated.
Specific Use Permit Criteria Cont.
Criterion 3: Is the nature of the use reasonable?
•Yes, the nature of the use is reasonable as there are other examples of residential
subdivisions being gated.
Criterion 4: Has any impact on the surrounding area been mitigated?
•Yes, the impact on the surrounding area has been mitigated as the surrounding area is also a
gated community.
Closing
Noticing:
•Friday, February 6th
•No Response
Recommendation:
•Approval (Town Staff)
•Approval (Planning and Zoning Commission) – 6-0
Agenda Item 15.
Conduct a Public Hearing and consider and act upon a request to
rezone 61.7± acres from Agricultural and Planned Development-
71 to a Planned Development allowing for Mixed-Use
Development, located on the south side of First Street and 1,550±
feet east of Legacy Drive. (ZONE-24-0025) (DH)
Bella Prosper
(ZONE-24-0025)
Proposal
Purpose:
•Construct a mixed-use development consisting of the following items:
•Commercial Uses (Hotel, Office, Restaurant, Retail, etc.)
•Multifamily
•Townhomes
Background
The applicant began the zoning process by discussing the project with Staff in early 2024. After several meetings
and reviews of preliminary plans, an official application was submitted in December of 2024.
Following a couple rounds of review, the applicant presented the proposed development at the May 6, 2025,
Planning & Zoning Commission Work Session. The following week, on May 13, 2025, the applicant presented at
the Town Council Work Session.
In response to the feedback at these meetings, the applicant updated the plan as follows:
•Reduction of Number of Multifamily Dwellings (550 to 435)
•Reduction of Number of Townhome Units (94 to 88)
•Addition of Curvilinear Street (Townhome Section)
•Removal of Second Hotel (Substituted with Additional Restaurant/Retail)
•Reconfiguration of Assisted Living Building and Full-Service Hotel (Facing Amphitheater Area)
The applicant and Staff continued to work on revising the plans until such time that they were presented to the
Planning and Zoning Commission for consideration on September 15, 2025, where they were recommended for
approval by a vote of 5-0.
Background Cont.
Following the Planning and Zoning Commission Meeting, the applicant presented the proposed development at
the November 11, 2025, Town Council Meeting. The item was tabled to February 24, 2026, to allow the applicant
time to adjust the plan based on feedback received by the Council.
In response to the feedback at this meeting, the applicant updated the plan as follows:
•Reduction of Number of Multifamily Dwellings (435 to 271)
•Increase of Retail Required Prior to Development of Multifamily (50,000 SF to 62,550 SF)
•Develop Multifamily in Phase 4 instead of Phase 2
•Replace Two Multifamily Buildings with Office Park
•Increase of Number of Townhome Units (88 to 116)
•Removal of Assisted Living
Future Land Use Plan
Dallas North Tollway District:
•Recommends the most intense land uses
within the Town.
•Encourages mixed-used development
containing a mixture of office, retail,
and residential uses.
•Mixed-use loft/apartments are
identified as the most appropriate
residential use.
Zoning
Zoning
Current Land
Use
Future Land Use
Plan
Subject
Property
Agricultural and
Planned
Development-71
Vacant Dallas North
Tollway District
North
Planned
Development-66
(Star Trail)
Single-Family
Residential
Medium Density
Residential
East
Planned
Development-41
(Multifamily)
Vacant Dallas North
Tollway District
South
Planned
Development-71
(Single Family-10)
Vacant Dallas North
Tollway District
West Commercial
Community
Center
(Children’s
Hunger Fund)
Retail &
Neighborhood
Services
Previous ProposalCurrent Proposal
The development is broken into two
subdistricts and nine tracts.
Subdistrict Regulations
(Neighborhood Subdistrict)
District Regulations
(The following represent the proposed deviations from standard regulations.)
Townhome:
•Setbacks: Decrease in Front (25’ to 20’); Increase in Rear (20’ to 25’)
•Height: Increase from 40’ to 45’
Subdistrict Regulations
(Retail Subdistrict)
District Regulations
(The following represent the proposed deviations from standard regulations.)
Full-Service Hotel:
•Height: Increase from 2 Stories to 8 Stories
Multifamily:
•Density: 271 Units
•Height: Decrease from 8 Stories to 5 Stories
•Lot Coverage: Increase from 45% to 80%
Office Uses:
•Height: Increase from 2 Stories to 3-6 Stories
Retail Uses:
•Floor Area Ratio: Increase from 0.4:1 to 0.8:1
General Regulations
(Both Subdistricts)
Architectural Standards
Building Materials:
•Primary (Min. of 75%)
•Brick
•Cementitious Panel System (Max. of
35%)
•Glazing (Curtain or Window Wall)
•Stone (Natural or Manufactured)
•Secondary (Max. of 25%)
•Clapboard Siding
•Metal Panel Systems
•Resin-Impregnated Wood Panel System
•Stucco (Three-Coat)
•First Floor of Buildings
•Masonry Cladding (Min. of 90%)
•Metal Panel Systems (Non-Residential Uses
Only)
•Multifamily Buildings
•Brick
•Cementitious Panel System
•Stone (Natural or Manufactured)
•Office Buildings
•Decorative or Enhanced Concrete Tilt Wall
(Max. of 60%)
•Primary Materials
•Secondary Materials
Architectural Standards Cont.
Building Design:
•Articulation
•Articulation will be accentuated by the inclusion of architectural building features, awnings
or canopies, or different building materials and is required where retail or service uses take
place on the first floor of a building and building façades front both streets and driveways.
•Awnings, Canopies, and Overhangs
•Awnings and canopies will be comprised of materials that are complimentary to the
building.
•Door and Windows
•Windows will be transparent on 30% of ground floor façade areas facing open space or
right-of-way and 20% of upper floor façade areas facing right-of-way.
•Embellishments and Mechanical Equipment
•Architectural embellishments and mechanical equipment may extend 20 feet above the
building height provided they are setback at a distance equal to their height or are integral
parts of the building façade.
Building Design Continued:
•Entries
•Entries will be highlighted using building articulation and entry canopies.
•Façade Composition
•Façade compositions will consist of architecturally compatible multi-tenant storefronts,
defined and articulated building entrances, and accentuated and unique features for
“feature buildings” located at the intersection of streets.
•Height
•Hotel: Minimum of 4 Stories
•Multifamily: Minimum of 3 Stories
•Office: Minimum of 2 Stories
•Restaurant/Retail: Minimum of 1 Story
•Townhome: Minimum of 2 Stories
Building Design Continued:
•Parking Structures
•Parking structures will have horizontal and vertical articulation, clearly marked entries and
exits for vehicles and pedestrians, and architectural finishes compatible to surrounding
buildings if visible from the street.
•Projections
•Projections into Fire, Access, Utility, and Drainage Easements (F.A.U.D.E.) are permitted
if there are no encroachments into building setbacks, extensions over public right-of-way,
and extensions over public utilities located within a fire lane or public utility easement.
•Roof Form
•Roofs will be flat or low-pitched (2.5:12 or lower) with parapets.
Development Guidelines
Triggers:
•The full length of Mahard Parkway, as shown on the conceptual plan, will be constructed with
the townhome section.
•A minimum of 62,550 square feet of commercial development will be constructed prior to the
construction of the multifamily.
•Construction of the multifamily will not occur before Phase 4.
Phasing:
This project will be constructed in five phases.
Open Space & Landscaping
Neighborhood Subdistrict:
•Open Space to be exclusively within Townhome Area (Min. of 20%)
Retail Subdistrict:
•40’ Landscape Buffer along east side of Mahard Parkway
•Open Space for Multifamily (Min. of 30%)
•Incorporated with Entire Subdistrict
•Open Space for Commercial Lots (Min. of 7% for Each Lot)
•Incorporated with Entire Subdistrict
Noticing
Notices:
•Friday, September 26th
Citizen Response:
•None
Bella Prosper – Zone 24-0025
Town Council Meeting
February 24, 2026
Project Team: Daake Law, GFF & K+H
Bella Prosper:
A Defining Destination for Prosper’s
Future Vision
Bella Prosper is envisioned as a walkable, high-quality mixed-use district destination for
residents, visitors, and businesses alike.
Rooted in Prosper’s values of excellence, thoughtful growth, and community character,
Bella Prosper blends retail, dining, office, hospitality, and carefully integrated residential
uses around activated public spaces—creating a place that is economically strong, visually
distinctive, and designed to endure.
VICINITY MAP | Town of Prosper
PROSPER COMPREHENSIVE PLAN | Future Land Use Plan (FLUP)
•FLUP
Adopted
August 22,
2023
•Entirely
within the
Dallas North
Tollway
District
PROSPER 2023 COMP PLAN | Land Use Principles
“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”.
1/31/2024
Initial Plan presented in Jan’24
Multi Family 1271
Town Homes 178
Retail/Restaurant 147,200
Hotel 0
Office 0
12/13/24
Plan agreed for Initial submittal
5/06/25
P&Z, Council work sessions
11/11/25
Town Council Meeting
02/24/26
Revised Plan
Revisions to Concept Plans based on Town Staff and Council Directives since 2024
Multi Family 894
Town Homes 123
Retail/Restaurant 115,500
Hotel Keys 240
Office 80,000
Multi Family 426
Town Homes 94
Assisted Living 250
Retail/Restaurant 161,690
Hotel Keys 239
Office 80,000
Multi Family 428
Town Homes 88
Assisted Living 249
Retail/Restaurant 140,5610
Hotel Keys 171
Office 115,500
Multi Family 271
Town Homes 110
Assisted Living 0
Retail/Restaurant 127,525
Hotel Keys 139
Office 155,600
Child Care Facility 12,800
Previous Plan
Presented in November Council Meeting Key Changes
Multifamily Units
428 to 271
Townhome Units
88 to 110
Assisted Living
249 to 0
Retail/Restaurant
140,561 to 127,525
Office Space
112,500 to 155,600
Hotel Keys
171 to 139
Revised Plan
After City Council Comments in November
Number of Phases
5 to 4
BELLA PROSPER | CONCEPT PLAN COMPARISON
Child Care Facility
0 to 12,800
BELLA PROSPER | Plan Com parison
BELLA PROSPER | Economic Data
DEVELOPMENT COSTS
$137.0M
Residential
$140.0M
Commercial//Hotel/Child Care
$25M
Site Improvements
$302.0M
GRAND TOTAL
CONSTRUCTION IMPACT
$416.6M
TOTAL SPENDING (OUTPUT)
Supported in the economy
during 10-year construction period
2,834
TOTAL JOB-YEARS OF EMPLOYMENT
Supported in the economy
during construction
369 per year on average
$187.5M
TOTAL WAGES
earned through supported jobs
during construction
IMPACT OF BELLA PROSPER
A Planned Mixed-Use Development in Prosper, Texas
BELLA PROSPER | Economic Data
ANNUAL ECONOMIC IMPACT OF BELLA PROSPER RESIDENTS
$51.9M
TOTAL ANNUAL TAXABLE SALES
Subject to Town’s sales tax
$7.6M
TOTAL Annual Lodging Sales
Subject to Town’s Hotel Occupancy Tax
$42.8M
TOTAL Annual New Residential HH
Income
Average Household Income of
New Residents: $112,345
BELLA PROSPER | Town of Prosper Revenue
Permit Fees, Impact Fees and Parkland Fees Associated
with the Bella Prosper Mixed-Use Development
* Slide prepared by the Town of Prosper and with assumed retail uses as an example
BELLA PROSPER — CITY COUNCIL FEEDBACK ON NOVEMBER 2025 CONCEPT PLAN
NOVEMBER 2025
CONCEPT PLAN
TOWNHOMES●Phasing concern: all townhomes built first,
then MF — needs balance●Early residents may wait 5-6 yrs for walkable
amenities/trails●Rows visible from road — need better
streetscape appeal
MULTIFAMILY / APARTMENTS
●Strongest opposition — most members
skeptical or opposed●772 total units seen as too dense for the area●Must be internalized, not on main street
frontages●Requires structured parking & premium
ground-floor materials●Limited town-wide MF allocation — must
justify "why here"●Lot coverage increase from 45% to 80% is a
major concern
AMPHITHEATER●Seen as "wasted space" — unlikely to draw
outside visitors●Not visible from road — missed opportunity
for destination feel●Placement next to assisted living is
incompatible
RETAIL / COMMERCIAL●Need stronger commercial or destination-
focused anchor●Consider medical office space — growing
demand in area●Visible corner should have compelling use,
not apartments
DESIGN & QUALITY STANDARDS●Lacks "wow factor" or unique destination
appeal●Exceptional landscaping, public art, & entry
points required●High-end execution needed across ALL
components, not just MF●Project feels like MF development with minor
mixed-use●Must set high bar — future Tollway projects will
follow this precedent
PHASING & LIVABILITY●Current phasing puts residents in before
amenities are ready●Trails, sidewalks, parks phased too late —
poor early livability●Need balanced phasing: don't build all TH
first, then all MF
OPEN SPACE & WATER FEATURES●Open space too concentrated on west side
— distribute evenly●Amenities not visible from road — drivers see
only apts/TH
BELLA PROSPER — REVISED CONCEPT PLAN | HOW WE ADDRESSED COUNCIL FEEDBACK
Substantive changes from November 2025 plan • Density reduced, destination uses strengthened, council concerns directly
addressed
TOWNHOMES (110 units, up from 88)
●Increased from 88 to 110 — more rooftops to support
retail●Curved layouts retained per council praise●Phase 2 delivery with amenities, not isolated
MULTIFAMILY (271 units, down from 428)
●Reduced ~37% (157 fewer units) — directly addresses
density concerns, ~80% reduction from original plan●Moved interior, off main frontages per Ray/Andres
feedback●Minimum units retained to support retail viability &
walkability●Lot coverage reduced — no longer 80% concern
ASSISTED LIVING (REMOVED — was 249 units)
●Fully eliminated — resolved incompatibility with
amphitheater●Frees land for destination uses aligned with council
vision. Removes programmatic conflict with
entertainment/hospitality
PHASING & LIVABILITY●Phase 1 now delivers commercial activity first, not just
housing●Child daycare added along Lovers Ln —
family/employee support●Early phases include amenities — no 5-6 yr wait for
residents●Balanced delivery: residents arrive alongside retail &
trails
OFFICE (155,600 SF, up 60% from 112,500)
●Anchors daytime population — supports restaurant & retail
demand●Fronts park/lake — wellness-oriented, talent-attracting
environment●Reinforces project as regional employment node, not
housing enclave●Addresses "destination" ask — drives all-day activity
RETAIL, RESTAURANT & HOTEL●Retail right-sized to 131,500 SF — stronger tenancy, less
vacancy risk●Concentrated in visible, walkable locations — not
scattered●Hotel (140 keys) fronts lake — competitive differentiator●Visible corners anchor commercial/civic character, not
apartments●Alcohol sales concern addressed in revised documentation
PARK, LAKE & PUBLIC REALM
●Lake becomes project's identity anchor — not decorative
afterthought●Hotel, office, retail front the water — activates edges all day●Walking paths are primary connective tissue, not secondary●Natural surveillance from active uses — safe & self-policing
DESIGN QUALITY & PRECEDENT
●Higher office investment justifies premium architecture &
landscaping●Public art, enhanced entries committed across entire
project●Sets high bar for future Tollway-adjacent development KEY CHANGES AT A GLANCE
MF Units
428 → 271
▼ 37%
Assisted Living
249 → 0
REMOVED
Townhomes
88 → 116
▲ 32%
Office SF
112,500 → 155,600
▲ 38%
Retail SF
140,561 → 131,500
Right-sized
Hotel Keys
171 → 140
Optimized
BELLA PROSPER | Phasing Exhibit Comparison
CONCEPT PLAN | PD Concept Plan
CONCEPT PLAN | PD Concept Plan
BELLA PROSPER | Aerial Im agery
BELLA PROSPER | Aerial Im agery
BELLA PROSPER | Aerial Im agery
BELLA PROSPER | Aerial Im agery
BELLA PROSPER | Internal Plaza
BELLA PROSPER | Internal Park
BELLA PROSPER | Internal Park
THANK YOU
ZONE 24 -0025 | Open Space Exhibit
ZONE 24 -0025 | Site Data Summary
Agenda Item 16.
Consider the adoption of the Dallas North Tollway District
Development Standards, which cover Special Sub-Districts,
Setbacks and Building Heights, Land Use Consideration,
Business Establishments Pursuant to the Town’s Vision, Site
Design and Building Placement, Parking Design Standards,
Adjacent Neighborhood Protection, Building Design, Landscaping
Standards, Pedestrian Connectivity and Amenities, Parks and
Open Spaces, Signage Requirements, Gateway Features, and
Economic Development Incentives. (DH)
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
DOWNTOWN
DNT FRONTAGE AREA ––FRAMEWORK PLAN
A PLANNING FRAMEWORK CONCEPT TO ACHIEVE POSITIVE COMMUNITY ENTRANCES
Planning the Prosper’s Regional Front Door
Goal:To Position the Town Favorably within its
Exclusive Peer City Set
Westlake
Trophy Club
Southlake
Colleyville University Park
Highland Park
Prosper
35 min avg
Commute
time
27 min avg
commute
time
18 min avg
commute
time
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
•Existing Conditions
•Vision Planning
•Framework Plan
•Land Use Plan
•M/U, MF and SF
•Development
Standards
•Implementation
Concepts
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
Topics
Baseline Context
Issues to Address
How to
Accomplish
Policy
Framework
`
Existing Conditions
Too Much Consistency
Lack of Gateway and
Regional Presence
Lack of Definition
and Connection
Lack of Definition,Gateway and
Connection
Disconnected Street Framework
Too Much Consistency
Lack of Community Entry
Uncoordinated PD Plans
Lack of Definition
and Connection
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
Existing Entitlement
10-year forecast Ass.Care
10-year forecast Hotel
10-YEAR FORECAST (DNT)
10-YEAR FORECAST (TRADE)
Multi-generational build-out
5,609 du
1,593 du
4,058 du
10,805,438 sf
167,000 sf
100,000 sf
207,000 sf
474,000 sf
1,003,000 sf
33,395,296 sf
551,895 sf
1,115,800 sf
10-YEAR FORECAST DNT
10-YEAR FORECAST TRADE
2-5 year build-out
1,459 du
3,006 du
10,021 du
Retail
10-YEAR FORECAST (DNT)
10-YEAR FORECAST (TRADE)
Multi-generational build-out
Single Family
Office,et.al.
10-year forecast office
Multifamily
10-YEAR FORECAST (DNT)
10-YEAR FORECAST (TRADE)
15-30 year build-out
Conclusion:Current zoning causes long build out,even at conventional land densities (54 yrs)
Calculated existing zoning using
regulated and market
assumptions.
At maximum allowed densities:
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
TOLLWAY FRONTAGE AREA FRAMEWORK PLAN
Take-Aways:
•Market Absorption –
Land having better location,lower economic basis,
and/or infrastructure provision will develop first while
others will be undeveloped for long periods (50+years at
conventional densities)
•Alternative Uses –
New types of SF and mixed-use should be added to
current entitlement to create more favorable timing
and better community transitions
•Community Scaling –
There is a lack of connection,hierarchy and land
use focal areas within the existing plan that need
to be addressed
Vision Plan
Frontier Pkwy /DNT
Community Scaling
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•10-minute walking scale
•Connectivity
•District Transitions
•Hierarchy of Experience
Flexibility in Layout
•Framework and land use
plans provide guide for
final plans to be judged
against and refined
RICHLAND BLVD
FRONTIER PKWY
PROSPER TRAIL
FIRST ST
LOVERS LN
HWY 380LEGACYDRCOLEMANSTSHAWNEETRAILNEWCOLLECTORGODWYNPKWY
Framework Plan
PRAIRIE DR COOKLNMIKEHOWARDRequired Connections
Suggested Connections
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RICHLAND BLVD
FRONTIER PKWY
PROSPER TRAIL
FIRST ST
LOVERS LN
HWY 380LEGACYDRCOLEMANSTSHAWNEETRAILNEWCOLLECTORGODWYNPKWY
PRAIRIE DR COOKLNMIKEHOWARD#7 (Future)Rail Crossing
#3 First Street
“Common”Corners
Added Secondaries
and Pocket Parks
#9 Connected Community
#5 West Village Parkway
#6 First Street Boulevard
#8 Green Frontage Zone
Added Connectors
#2 Regional
Green Window
#1 Regional
Gateway Green
#4 Downtown West
Public Realm Improvements
Required Open Spaces
Required Pedestrian Connections
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Improvement Concepts
#1 Regional M/U Gateway #3 First Street “Commons”#2 Regional Green “Window”
Granite Park,Plano
Century City,CA
Huntsville,AL
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Yorba Linda,CA
Lakewood,Dallas
Improvement Concepts
#5 West Village Parkway #6 First Street Boulevard#4 Downtown West
Southlake Town Square
Savannah,Georgia
Celebration,FL
Wintergarden, FL
Country Club Plaza,MO
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FRONTIER PKWY
PROSPER TRAIL
FIRST ST
LOVERS LN
HWY 380LEGACYDRCOLEMANSTSHAWNEETRAILNEWCOLLECTORGODWYNPKWY
PRAIRIE DR COOKLNMIKEHOWARDRICHLAND BLVD
Land Use and
Development Plan
Create a Memorable
Town Entrance through
First St Commons
Provide Star Trail with
an Amenitized Entry
Village
Expand the Gates to
the Regional Gateway
Downtown West Neighborhood
Advance the Mixed-
Use Employment
Gateway &Health
Science Campus
Mixed-Use Districts
Straight-Use Districts
Mixed-Use 3 –Lower Density
Mixed-Use 2 –Medium Density
Mixed-Use 1 –Higher Density
Office/Employment/Hotel
Medical/Office
Retail/Commercial
Multifamily (Higher Density)
Multifamily (Lower Density)
Single Family (Higher Density)
Single Family (Lower Density)
Create a Mixed-Use
Northern Village
*This plan would not increase existing MF entitlement by right.It would increase attached and detached single-family within the
corridor,and provide new mixed-use zones where Council can consider MF if positioned properly within a walkable framework plan
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Mixed-Use Districts
Mixed-Use 1 –Higher Density Regional Center
Mixed-Use 2 –Medium Density Town Center
•A center for the town,offering market commercial uses combined with residential
and entertainment to provide a walkable community and memorable experiences
Mixed-Use 3 –Lower Density Village Center
•A premier employment center in the region offering amenities and services to
employees,while providing an active center for its residents and visitors
•A lower density,high-design community with a range of residential and restaurant uses,
emphasizing the creation of a historical center of Town experience
•Controlled alleys are needed to allow quality streetscapes
•Near equal blend of open space and development
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•Special control of parking needed to preserve experience
•Density of housing helps establish activity in the evening
•Should have major open space attraction to appeal to
employers,and resulting service and dense residential
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Office Positioning
One City Nashville Cypress Waters Coppell
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Retail Positioning
Attached Residential (Multifamily and Denser SF)
MF and New SF Types should be positioned to help form Community Nodes and Town Centers
Southlake
Mid-RiseTownhomesRowhouses
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Courtyard Homes 800-1500 sf 25-40 du/ac Needs alleys
Condo Flat *800-2200 sf 30-100 du/ac Apt conversions
Condo Tower 800-2200 sf 200 +du/ac Parking garage
Small Lot *35’-60’frontage 4 -8 du/ac Need alleys
Medium Lot *60’-80’lots 3 -4 du/ac Standard
Large Lot *80’-120’lots 2-3 du/ac Move-Up
Estate ½Acre +1-2 du/ac Luxury
Detached SF Lots Density Nuances
Accessory (ADU)Smallest <600 sf Doubles SF Granny Flat
Tiny Home Smallest <1000 sf 20-50 du/ac Avoid groupings
Zero Lot Line *20-35’frontage 12-16 du/ac Need alleys
Pocket Cottage Internal lots 10-12 du/ac Remote parking
Attached SF Lots /Sizing Density Nuances
Duplex (SFA)*24’+width 9-12 du/ac Like 2 TH’s
Triplex
Quadplex
24’+width
24’+width
10-14 du/ac
12-24 du/ac
Duplex &ADU
Like 2 Duplexes
Townhome *1000-3000 sf 12-22 du/ac Need alleys
Rowhouse
Live-Work
Mansion House
1000-3000 sf
1000-3000 sf
1000-2400 sf
12-22 du/ac
12-20 du/ac
15-30 du/ac
Rear yards
Code requirements
Remote parking
Motor Court 1000-2400 sf 20 du/ac Parking plaza
Bungalow Court 800-1500 sf 22 du/ac Remote parking
Housing Type Opportunities
*Present in Prosper’s Trade Area
Typical in the North Texas market
Takeaways:
•Many viable housing types
are not being built in North
Texas.
•The Town can explore
these to competitively
position its “nodes”to be
unique in the marketplace
Citation:Catalyst Group
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1
Bungalow Court
Community Statistics:
•Horizontal condominium on 0.4 ac
•Common horizontal amenities
•1 &2-bedroom detached homes
•840 sf to 1160sf homes
•Parking is not attached to every home
•22 du/acre
•Have stood the test of time over 100 years
Site Plan
Axonometric
Pocket Cottage Community
Community Statistics:
•Horizontal condominium on 2.3 ac
•Common horizontal amenities
•1,2 &3-bedroom detached homes
•750 sf to 1760 sf homes
•Parking is not attached to homes
•10-12 du/acre
•Achieving 40%premium over market
1
Citation:Opticos,Switchgrass Capital
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Courtyard,Mansion and Live/Work Homes
Live/Work Building
•Fee-Simple (like TH’s)
•3-4 bed attached homes
•2200 to 3200 sf
•12-20 du/acre
“Mansion”House
•Stacked Condos
•6-12 units,1-3 bedroom
•800 to 1300 sf
•15-30 du/acre
Courtyard Homes
•Stacked Condos
•10-25 units,1-2 bedroom
•800 to 1100 sf
•25-40 du/acre
Community Statistics:
Citation:Opticos Design
Townhome 3 level
•Architecturally significant
•Fee simple ownership
•In-line garages
•Alley-fed
•15-20 du/ac
•Standard product
Townhome/Rowhouse/Zero Lot Lines
Rowhouse 2 level
•Urban block form
•Fee simple ownership
•Attached garages
•Alley-fed parking
•Backyard options
•12-18 du/ac
Zero Lot Townhome
Citation:Opticos,Catalyst Group
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•Urban block form
•Fee simple ownership
•Attached garages
•Private patios
•Alley-fed garages
•Side yard street access
•10-16 du/ac
Community Statistics:
Citations:Opticos Design,Grenadier Homes
1
DEVELOPMENT STANDARDS
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1.Prosper 380 Gateway
Regional “node”of higher density uses within a self-
sustaining condition where people can live,work,play,
shop and convene in the daytime and nighttime.
2.Prairie Neighborhood
Local village-scaled mixed-use neighborhood that
supports the adjacent higher density sub-districts
3.First Street Neighborhood
Commercial district designed to prioritize a sense of
entry and activity at the DNT intersection
4.Downtown West
Extension of Downtown to the DNT along urban street
grid and open spaces within low density M/U zone
5.Faith Community
A multi-use zone supporting the existing religious and
employment uses with green setbacks and planting
6.Prosper Trail Neighborhood
Commercial M/U district designed to prioritize a sense
of entry and activity at the DNT intersection
7.Frontier Parkway Gateway
Secondary regional destination “node”that contains
retail,employment and supporting mix of uses
LOVERS LN
HWY 380LEGACYDRSHAWNEETRAILNEWCOLLECTORGODWINPKWY
PRAIRIE DR COOKLNMIKEHOWARDFIRST ST
RICHLAND BLVDDNTTOLLWAY7
4
2
5
6
1
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3
Sub Districts
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IMPLEMENTATION CONCEPTS
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Implementation Issues
Challenges
•The existing allowed land use is not in line with the Vision for
the Town’s DNT frontage.There is too much “sameness”in
areas,not enough mix of uses in others,and disconnects in
framework
•There is a market imbalance in the corridor.The cost of
infrastructure combined with existing (reported) landowner
expectations creates a starting cost basis that is too high for
where the market is at present
•Most of the existing entitlement is tied to PD’s, with
specific plans and uses by right.
“Opening up”PD’s is a concern to property
owners and should be avoided
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Opportunities
•Consider working with the landowners to allow some
uses that can be done more quickly and amending
the framework plan to avoid an experience of
“sameness”/urban sprawl
•Consider an infrastructure phasing plan that uses a
variety of sources to help speed up construction
beyond normal timing in areas that allow the market
to mature to reach the corridor’s full potential
•Consider a master DNT district;there are three
options for how the Town could address this:
Rezoning Concepts
Option 1 –Use Guidelines and Infrastructure Financing Strategy
•This allows property owners most flexibility,but
puts Town into a more proactive implementation
position to work with specific owners within
desired phasing plan to accomplish its goals
•The Town has less control in this approach other
than during plan review if the owners are reluctant or
not willing to advance within the infrastructure
financing regime to advance their project
Option 2 –Choose Specific PD’s and/or Straight Zoning to Amend
•This allows Town to work with specific owners and
developers to get the zoning changed to meet its
goals,without opening up the entire corridor.The
Guidelines would apply throughout.
•This helps get early “wins”which can prime the market
but has less direct control with the other property
owners.By changing the market however, it may
change the property owners’approach.
Option 3 –Undertake Full Zoning Change
•This allows Town to have full control
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•This brings most risk
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DOWNTOWN
DNT FRONTAGE AREA ––FRAMEWORK PLAN
A PLANNING FRAMEWORK CONCEPT TO ACHIEVE POSITIVE COMMUNITY ENTRANCES
Agenda Item 17.
Discuss and consider Town Council Subcommittee reports. (DFB)
Possibly direct Town Staff to schedule topic(s) for
discussion at a future meeting.
Executive Session
•Section 551.087 – To discuss and consider economic development incentives and all matters
incident and related thereto.
•Section 551.072 – To discuss and consider the purchase, exchange, lease, or value of real
property for municipal purposes and all matters incident and related thereto.
•Section 551.074 – To discuss and consider personnel matters and all matters incident and related
thereto.
•Section 551.074 - To discuss and consider personnel matters including the annual evaluation of
the Town Manager, Town Attorney, and the Municipal Judge, and all matters incident and related
thereto.
•Section 551.071 - Consultation with the Town Attorney regarding pending or anticipated litigation.
•Section 551.071 - Consultation with the Town Attorney to discuss legal issues associated with any
Work Session or Council Meeting agenda item.
The Town Council will reconvene after Executive
Session.
Reconvene into Regular Session and take any
action necessary as a result of the Closed Session.
Adjourn.