New retail at Dallas Parkway, Frontier Parkway remains under review

The project would be constructed in two phases, with the northern section built first.

Some context

Commissioners first tabled the proposal at their Dec. 16 meeting to allow the applicant to incorporate commissioner feedback into an updated site plan, including adding more diversity to the retail spaces, improving walkability and potentially adding office spaces to the layout.

However, the applicant made no changes to the site plan and submitted a “market analysis” instead, town documents state.

David Bond, representative for applicant Spiars Engineering, said they were “a bit caught off guard” by the commission’s feedback at the December meeting.

Sagar Pelaprolu, developer for the project and managing partner at Urban Heights, said the team has worked with city staff for the past 17 months and made several revisions to their proposal to be more community-focused.

“We are not trying to build what’s easiest here,” Pelaprolu said. “We are trying to build what is right for Prosper today while positioning for the growth ... in the coming years.”

Pelaprolu pointed to surrounding North Texas development areas that began with a “retail foundation,” including the Legacy area in Plano and The Star in Frisco.

“Everything started as a retail center location, and it took an average of 15 to 20 years before we started seeing what we are seeing today,” Pelaprolu said.

Zooming out

Prosper's tollway district has seen several recent developments, including a new H-E-B that opened last summer and a potential Medical City Healthcare hospital. Pradera, a 34-acre mixed-use development approved in 2023, will be located under the proposed new retail space and is projected to be roughly a 20-year project.

As Prosper continues to develop along the tollway, Mayor David Bristol said previously that Town Council is looking for high-quality developments that add value to the town when considering proposed projects.

Prosper Town Council also recently approved a new tax increment reinvestment zone, or TIRZ, aimed at boosting development along the Dallas North Tollway and parts of downtown.

What they’re saying

Several commissioners expressed concerns about the lack of enforceable requirements with project phasing, limited mixed-use components and whether the development reflects the “gateway” vision for Prosper.

"I'm really not in theory opposed to this use,” Commissioner Matt Furay said. “My concern with it is it’s possible there are no possible triggers or requirements that are enforceable.”

Commissioner Glen Blanscet said the town only has 3 miles of the tollway, which guides how the commission should evaluate future development.

“We want to get this right, so we’ve got to start right,” Blanscet said.

Commissioner Josh Carson noted that, as currently presented, the project seems more appropriate for something like Preston Road rather than its location off the tollway.

Bond said the development team will look at making changes ahead of the March meeting.

Looking ahead

The preliminary site plan is expected to go back before commissioners at their March 3 meeting.