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Commission recommends approval of mixed‑use rezoning at Custer Road and FM 1461 despite neighborhood concerns
Summary
The commission voted 7–0 to forward a rezoning request that would add multifamily, commercial and single‑family uses on approximately 24 acres at the southeast and southwest corners of Custer Road and FM 1461; neighbors raised concerns about traffic, parking and school capacity during public comment.
The Planning and Zoning Commission on Feb. 11 voted 7–0 to recommend approval to City Council of a rezoning request (case 240075 Z2) that would revise a planned‑development district at the southeast and southwest corners of Custer Road and FM 1461 to allow a mix of multifamily, commercial and single‑family development.
City planner Roger Palmer described the proposal as a reorganization of approximately 24 acres into three tracks: a commercial area (Track A), a multifamily tract of about 10.85 acres (Track B) zoned MF‑30 permitting up to roughly 30 units per acre with a maximum overall multifamily unit figure noted in the development regulations as about 300 units, and a single‑family area (Track C) in R‑5/R‑8 equivalent standards. Palmer said the intent is to modernize the zoning to reflect current UDC standards while adding a limited multifamily component.
Applicant David Palmer, a partner with Weitzman representing the Haggard family, told the commission the developer intends a grocer‑anchored shopping center on the southeast corner and said the commercial activation is the project driver; he said the shopping center would be oriented toward Custer and that the team is coordinating curb‑cut and median work with TxDOT. Palmer said the grocer‑anchored center could open in late 2026 or early 2027 if site‑plan approvals proceed on schedule.
Several residents spoke in opposition during the public hearing, expressing concern about traffic congestion on Custer Road and Frontier Parkway, the proposed multifamily density, reduced multifamily parking ratios (the city recently updated multifamily parking requirements to 1.75 spaces per dwelling), and impacts on Prosper Independent School District capacity. Gretchen Darby said neighbors “found out about this about 8 or 9 days ago” and warned the multifamily zoning “will lead to significantly higher traffic volumes.” Carrie Willis and Kate Casper raised similar objections about notice, density and school capacity.
Commissioners emphasized the scope of the hearing before them — a rezoning recommendation rather than a site plan — and noted that traffic details and driveway/turn‑lane requirements will be reviewed at the site‑plan stage and by TxDOT where applicable. Commissioner discussion included questions about planned arterial classifications (Custer as a future 6‑lane principal arterial; Frontier/FM‑1461 as a major arterial) and multifamily parking standards. Staff confirmed the multifamily standard under the UDC update is 1.75 spaces per unit.
A motion by Commissioner James, seconded by Commissioner Charles Wadley, approved forwarding the rezoning request to City Council for final action on March 4, 2025. The vote was 7–0.
