🧭 Growth Choices Surface, Leadership Turns Over, Long-Range Plans Begin

If you missed Planning and Zoning this week, the biggest theme was simple: Princeton is growing fast, and not everyone agrees on where the “commercial” line should be. The commission moved through several zoning items, with one Long Neck Road case drawing the most concern around traffic, flooding, and how much neighbors should get notified when roads could change.

🛑 LONG NECK ROAD REZONING SPARKS FLOODING AND TRAFFIC PUSHBACK (1503 LONG NECK, PD 46)
The commission held a public hearing on a request to rezone a one-acre property at 1503 Long Neck Road from single-family estate residential (SFE) to Planned Development 46 (PD 46), a commercial zoning district designed to be “low-impact” and neighborhood-compatible. Staff explained PD 46 restricts higher-intensity uses like drive-thrus and auto repair, and emphasized that rezoning is an early step that does not approve a building, since later steps like plats, drainage plans, and other reviews would still be required.

Neighbors came in loud and clear with concerns. Three opposition letters were read into the record, including one formal protest letter citing Texas law that can trigger a higher voting threshold at City Council if enough nearby landowners object. Speakers raised safety worries about Long Neck Road traffic, flooding and stormwater runoff, and frustration that only properties within 200 feet were formally notified even though widening Long Neck Road could affect far more residents. One speaker pointed to past drainage problems near the Monte Carlo and Long Neck area and argued the city should pause zoning decisions until a broader drainage study is completed.

Commission discussion got real: one commissioner framed the vote as a black-and-white zoning compliance call based on staff’s recommendation, while another pushed back, noting zoning is inherently more judgment-based and commissioners can weigh broader concerns. A motion to recommend denial did not get a second. Then a motion to recommend approval passed 3–1, sending it forward to City Council with a recommendation to approve.

🏢 INDUSTRIAL TO BUSINESS PARK SHIFT: BODEOCK PARK REZONING (PD 47)
Next up, the Princeton Economic Development Corporation (EDC) requested rezoning about 53 acres near South Beecham Boulevard and Myrick Lane from Light Industrial (M-1) to Planned Development 47 (PD 47) with Commercial (C-1) style uses. Staff described it as a pivot from an industrial park concept to a business park that better fits the reality on the ground, since the area is now surrounded by residential neighborhoods.

The pitch here was compatibility and quality: PD 47 includes design standards aimed at better-looking buildings, more masonry and stone exteriors, limits on blank walls, requirements for windows and building articulation, plus enhanced landscaping, signage rules, screening, and parking expectations. Staff also noted stormwater planning is already accounted for with retention ponds built in the park, and that this site does not have a Federal Emergency Management Agency (FEMA) floodplain issue. With no public speakers, the commission recommended approval 4–0.

🏘️ PD 12 UPDATE: APARTMENT PROJECT NEAR US-380 GETS SMALL CHANGES WITH EXTRA CONDITIONS (599 W PRINCETON DR)
The commission then heard a request to amend Planned Development 12 (PD 12) for a roughly 15-acre site along US-380 near Tiki Drive and the Walmart area. Staff gave background that the zoning dates back to 2015, building permits were issued in 2021, construction slowed due to disputes, and the property later changed hands. The current request included increasing units from 300 to 306, removing a garage requirement, and aligning some plat requirements with the city’s standard approach.

Staff recommended approval, but with added conditions meant to raise the visual quality, including upgraded exterior materials, clearer design expectations across building facades, stronger landscaping requirements with more canopy trees, improvements to parking lot landscaping islands, and upgrades to balcony and covered parking aesthetics. After some brief confusion during the motion phase (and a reminder about the voting panel due to technical issues), the commission recommended approval with staff conditions 4–0.

⏳ CLEARHAVEN PLAT EXTENSION DENIED: CITY WANTS A FRESH LOOK BEFORE PHASE TWO (180-DAY EXTENSION)
On the regular agenda, commissioners considered a request from Pulte Homes of Texas to extend the Clearhaven preliminary plat approval for 180 days. Staff explained the preliminary plat was originally approved by City Council on May 28, 2024, phase one moved forward with a final plat approved September 22, 2025, and the developer is not expecting to deliver phase two until 2027. The extension would have carried the preliminary plat approval to July 10, 2026.

Staff recommended denial, pointing to Princeton’s rapid changes and the importance of reviewing major developments with today’s context, especially with a new comprehensive plan in progress. After a brief vote-screen hiccup that got corrected, the commission voted to deny the extension 4–0.

📅 NEXT MEETING ON THE CALENDAR
The commission noted the next meeting is Monday, January 5, 2026, then adjourned.