04.29.2002 P&Z MinutesSpecial Meeting of the Planning and Zoning Commission
Prosper First Baptist Church Youth Building
601 South Church Street
Monday, April 29, 2002, 7:00 p.m.
Those in attendance:
Commission members - Ane Casady; Steve Coffman; Mike Parkinson; Mike Wadsworth; Erica
Krukenberg;
City Planner - Ed McRoy
City Engineer - Travis Roberts
1. Call to order — Mike Parkinson called the meeting to order.
Jennifer introduced Ed McRoy, the new City planner, to the Commission.
2. Richard Vlad - Discussion and possible action on acceptance of Planned Development Standards for
Villas of Prosper.
2.1. Richard Vlad addressed the Commission letting us know that a mislabeling had occurred within
the document depicting the tract. Note: the "A" homes should be designated as "D" homes within
the document and tract description.
2.2. Richard Vlad has added a description about the open space per Commission's request — 2 lakes
set up to hold the water runoff as previously agreed to between Yarborough and Sterling
Properties. It will be dedicated at final plat stage — this means dedicated as a detention area (not
used as residential area, etc.). Ed asked who would maintain this area. Richard replied the
drainage agreement, as he understood it is that the neighboring property owner will maintain the
detention ponds. Ed explained the City can always go in at some point in the future to maintain
this drainage and levy a fine against someone should the ponds not be maintained properly.
Richard to work with Travis and Ed to work out some sort of maintenance arrangement. Travis
highlighted his recommendations:
2.2.1. That it be called a track of land and that the HOA is responsible for this track of land
therefore maintaining it,
2.2.2. The Town needs the wording within the PD that if all else fails the Town will maintain
these detention ponds and assess the HOA the maintenance fee, and
2.2.3. If the HOA dissolves, the Town can assess the individual home owners within the
development with the maintenance fee.
2.3. Motioned by Steve Coffman and seconded by Mike Wadsworth to recommend acceptance of the
PD and request that Richard Vlad work with Travis and Ed to define the maintenance wording
prior to taking this before the Council for approval. Mike Wadsworth seconded it; approved 5-0,
motion carried.
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Special Meeting of the Planning and Zoning Commission
Prosper First Baptist Church Youth Building
601 South Church Street
Monday, April 29, 2002, 7:00 p.m.
3. Prosper Town Center — Workshop on a proposed Commercial/Retail Development located at
the northeast corner of SH289 and CR78. Applicant represented by Charles Hodges, Tom Clark
and John Harris.
A discussion was held of all items within the Town Center PD that drew specific feedback from the
Commissioners.
3.1. There will be a specific set of guidelines for the entities that build within this development,
including the following items:
3.1.1. The site plan
3.1.2. Master landscape plan
3.1.3. Master screening plan,
3.1.4. Master irrigation plan,
3.1.5. Master lighting plan, and
3.1.6. More
3.2. Charles Hodges recommended that the Commission should get specific on phase 1 and stay with
rather global definitions/specifications for the rest of the development. It's too early in the
process to specify municipal standards, while now is an appropriate time to get specific on retail
standards.
3.3. The multifamily wording will be removed from the PD.
3.4. It was recommended by the Commission that MESA review this PD to see if there is some sort of
fundamental flaw with having this development at this location.
3.5. Number of streets, their hook-up and number of entries/exits onto SH289 - Charles Hodges
explained their goal is to not mix services and patrons; i.e. try to offer multiple egress/ingress for
different traffic types to come and go in different areas (grocery traffic doesn't necessarily mix
with restaurant traffic which doesn't necessarily mix with traffic to a medical office, etc.). To do
this, they are envisioning 4 entrances or cuts onto SH289 from their development. Travis said the
I" cut on SH289 (the one closest to CR78) may have to be 450 feet - 475 feet north of CR78. He
went on to explain a way to think of it is to figure 200 feet + 150 additional feet for transition
(figure max of 15 cars waiting to turn left) for south bound traffic on Preston turning east onto
CR78. Charles Hodges described they are envisioning Preston will eventually have a solid
median at the far north cut and the cut south of Broadway; therefore, making these cuts right -turn
in, right -turn out only. The median breaks for entry into the property for southbound SH289
traffic will be at the Broadway cut and at the far south cut closest to CR78. Charles Hodges
thinks that eventually there will be signal light at the Broadway/SH289 and CR78/SH289
intersections. Travis recommends that as soon as this development is approved for the Council to
start putting pressure on the TEXDOT immediately for signal lights. Also for the Council to ask
our county and state representatives to apply pressure as well. Travis let P&Z know that the
Council's current CR78 upgrade plan is to build in 3 lanes for West bound traffic (left turn,
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Special Meeting of the Planning and Zoning Commission
Prosper First Baptist Church Youth Building
601 South Church Street
Monday, April 29, 2002, 7:00 p.m.
straight through and right turn lanes). Charles Hodges respectfully asks to keep the 4 cuts onto
SH289 and not reduce the entry/exits to 3.
3.6. Travis to advise on street angles, widths, etc. — already in process.
3.7. Charles Niswanger let us know that the state is putting in a light at FM1461 (currently scheduled
for 2003); and will widen SH289 and put in a left turn lane at Broadway this summer.
3.8. The term "the Committee" within the PD means the Architectural Control Committee, ACC.
This committee is usually made up of property owners within the development. Typically the
ACC guidelines are stricter than the City guidelines.
3.9. Keeping private and public streets clean and clear during construction. The applicant will add
language to the CCNR that will strengthen whatever we have in our ordinances. NOTE — the city
secretary will need to know by the 14th whether or not this item needs to be put on the agenda for
the 5/21 P&Z meeting
3.10. Designated construction entrance — this will be tough to enforce. Charles Hodges will add
this language to the CCNR and if it becomes a problem the City will work with the applicant to
solve the problem.
3.11. Charles Hodges will add wording to the CCNR that defines a building site as `any site
under construction'.
3.12. Signage (Mike Wadsworth wanted the development team to know the City had just
enacted signage standard) — Charles Hodges was informed that the City has a sign standard that
his businesses will need to meet. Charles Hodges will bring in a comprehensive sign standard for
his development as a potential specific sign ordinance for this development. Charles Hodges
wants to make sure his customers have a way to show their signage without having rows of signs
along SH289.
3.13. Any idea how much dirt will be taken away? They doubt if any will leave; not sure.
3.14. Screening — Charles Hodges thinks their screening requirements will be tougher than what
we have in our ordinances.
3.15. Landscaping — Master landscape plan and master irrigation plan will be submitted as part
of the development standards and at time of permit.
3.16. Site lighting — 0 cut-off at property lines; Charles Hodges prefers 35 ft poles; concealed
source — all this and more will be specified within the Master Lighting plan. Acceptable/Noxious
Uses —
3.16.1. Noxious uses will be defined within the CCNR and Charles Hodges will provide his idea
of what noxious uses should be specified;
3.16.2. The P&Z will provide their ideas of what noxious uses should be specified as well.
3.16.3. The P&Z will use the allowed uses specified in the Whispering Farms PD as a starting
point and provide feedback to Charles.
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Special Meeting of the Planning and Zoning Commission
Prosper First Baptist Church Youth Building
601 South Church Street
Monday, April 29, 2002, 7:00 p.m.
3.17. How to give direction so they may go forward?
3.17.1. Charles Hodges explained he is afraid if there is a variance given to the PD than the whole
PD then becomes suspect. Ed says advantages are to have specific use restrictions, lighting
standards specified; building height specifications, etc.
3.17.2. Charles Hodges explained why he prefers straight zoning — says as an example that an
aggressive tenant would only open for discussion that piece of the development they would
want to make changes to.
3.17.3. Ed said that if we do straight zoning we may run a strong risk of getting close to contract
zoning. Ed also mentioned that it may be best to have a bit of both (e.g. deed restrictions and
specific zoning — have uses defined for areas of the development e.g. the retail area, the
commercial area, etc.)
3.17.4. Steve tried to explain to Charles Hodges that in the Commissions mind a PD and CCNR
were the same thing.
3.17.5. Some discussion around what they want/what we want - the City wants a PD that will be
defensible many years from now by a Council faced by aggressive development that wants to
change the PD; the applicant wants a tough CCNR that 20 years from now a tough Council
won't come along and take away/shut down the zoning as defined. The applicant is to
work with Ed to draft something for the Commission to read that may meet both needs.
4. Mike Wadsworth asked the Commissioners to check their calendars and be prepared to discuss the
summer meeting schedule at the 5/21 meeting. Mike would like to see if the Commissioners are open
to finding alternative dates for the third Tuesdays in June and July.
5. Adjourn.
Planning & Zonin;
Mike Parkinson
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