Toll Brothers proposes Lucas Farm PD; commissioners press on traffic, drainage and which commercial uses should be by‑right

Toll Brothers representatives and city staff outlined a proposed Lucas Farm planned development for roughly 153.63 acres at Angel Parkway and Estates Parkway that would convert about 117 acres to single‑family housing (roughly 89 lots) and set aside about 36 acres for neighborhood commercial uses.

Development Services Director Hilburn told the Planning and Zoning Commission that the PD would establish custom development standards to supersede some existing zoning rules and that the applicant is requesting multiple commercial uses be allowed by right instead of by specific‑use permit (SUP), including a grocery anchor with an associated refueling station, a home‑improvement center (subject to size caps), and limited banks. Hilburn said the PD would also include modified setbacks, signage, parking and administrative approval pathways for minor plat modifications.

Lexi Castles, toll‑brothers representative, said the residential lots will be served by private on‑site sewage facilities while only the commercial tract would connect to town sewer under the existing development agreement. "Only the commercial portion will be connected to town sewer and the residential will all be served off of private septic systems," Castles said, and added that the developer had submitted a preliminary plat to Collin County and will provide a sealed drainage study with the preliminary plat.

Commissioners focused several lines of questioning on traffic mitigation and timing. Staff and the developer said the traffic impact analysis (TIA) shows the single‑family phase does not by itself warrant a traffic signal at the nearby school and that turn lanes and deceleration lanes will be installed to reduce risk; the group agreed a signal could be installed later if combined development and travel patterns meet TxDOT and city warrants. Buildout estimates ranged from about two to 10 years depending on market conditions.

Residents who spoke during public comment urged caution on density and commercial mix. Janine McLaughlin, who said she has lived in Lucas since 1989, told commissioners she was "very frustrated" by rapid growth and warned against multiple gas stations and used‑car lots that would increase traffic and safety risks near the high school. Jeff Babbitt, another resident, asked the commission to consider retaining some one‑acre lots and recommended an 8‑foot screen wall (rather than 6 feet) between homes and commercial development.

On the PD text and use chart, commissioners and staff debated which uses should remain SUP‑only and which could be permitted by right as part of a marketable commercial package. Several commissioners signaled support for allowing a grocery anchor with one associated fueling station by right while limiting additional refueling stations by SUP and placing numerical caps on banks, drive‑throughs and car washes to avoid clustering. The commission also discussed tying the PD to exhibits/site plans rather than allowing unconstrained text to override drawings, and asked that language on impervious cover and drainage be tightened; one commissioner suggested capping impervious coverage at 65 percent as a maximum.

Commissioners requested clarified language that would: (1) tie site plans and landscape and elevation exhibits to the PD, (2) require sealed drainage and stormwater management studies with preliminary plats, (3) limit outside storage, and (4) show when and how the screening wall between commercial and residential would be constructed and maintained. Toll Brothers said it would build and maintain a continuous screen wall and landscaping within the residential HOA area in good faith, and that the developer will work with staff to limit certain uses to particular lots.

Next steps: staff said it will return a revised PD ordinance that incorporates the commission's direction on permitted uses, caps, exhibits and screening details for the commission to consider at a future meeting. No formal zoning action on the PD was taken at the July 9 meeting.