Prosper commissioners deny Toll Brothers rezoning for 373.5‑acre Preston/Frontier proposal

The Prosper Planning and Zoning Commission voted 4‑0 on Aug. 5 to deny a rezoning request and companion future‑land‑use amendment for a 373.5‑acre development proposal by Toll Brothers.

The application would have rezoned 373.5 acres on the south side of Parvin Road, about 2,070 feet east of FM 1385, into a planned development that divided the property into an eastern market‑rate single‑family tract and a western age‑restricted (55+) tract. The company proposed up to 800 single‑family homes total: a maximum of 275 on the eastern tract and 525 age‑restricted homes on the western tract. Town staff and the applicant presented revised standards—minimum lot sizes, architectural materials limits, trail and open‑space commitments and timing for amenities—but commissioners said remaining concerns were substantial enough to justify denial.

Commissioners and staff described the key elements of the current submittal: the eastern tract would include a mix of “type A” lots (12,500 square feet minimum) and “type B” lots (10,000 square feet minimum), with at least 10 percent of eastern lots to be 20,000 square feet or larger; the eastern tract’s maximum lot count was 275 on 181 gross acres (net 130.7 acres); the western tract would contain lot types from 7,500 to 10,000 square feet, capped at 525 lots on 191.7 gross acres (net 175.6 acres); and the overall project net acreage was presented as 306.3 acres. Staff noted changes since earlier hearings including raising the minimum garage size to 600 square feet and adding masonry ledges and other facade requirements.

During discussion, commissioners raised repeated concerns about the western tract’s density and lot widths. Several commissioners said 55‑foot‑wide detached single‑family lots proposed on the western tract felt too small for the community and would create a crowded appearance, especially where a large amenity and the active‑adult product are concentrated. Commissioners also pressed the applicant on connectivity between the southern portion of the western tract and the large central amenity, and on whether the concept’s trail and pocket‑park commitments were sufficiently definite and enforceable.

Mike Boswell, a Toll Brothers representative, told the commission the proposal reflected market demand for active‑adult product and outlined the developer’s planned amenity program, trails and park spaces. Boswell said the company adjusted architectural standards and lot mixes after prior feedback and argued the development would provide a mix of lot sizes to capture multiple buyer segments. He also described the western tract’s amenity strategy—one large, centralized amenity center with distributed pocket parks and trailheads—and said the developer had reduced some permitted uses (removing golf club and country‑club references) and increased some minimums at staff’s request.

After public hearing and follow‑up discussion the commission first removed the item from the table and then moved to deny. A motion to deny the rezoning (Case 240022) passed 4‑0; commissioners then denied the companion future‑land‑use amendment (Case 240023) by the same 4‑0 vote. The staff report stated that, if the commission recommended approval, the case would proceed to council on Aug. 26.

The developer and staff indicated they would take the commission feedback back to the drawing board; Toll Brothers said site and market work would continue but did not commit to specific revisions in the meeting itself.

Votes at a glance - Rezoning (Case 240022): Motion to deny passed 4‑0 (mover: Commissioner Blansett; second: Commissioner Hamilton). - Comprehensive plan amendment (companion case): Motion to deny passed 4‑0 (mover: Commissioner Hamilton; second: Commissioner Freire).