Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Minor Vehicle Repair (Brake Masters), Located at 12021 West University Drive
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential and open space)
MEETING DATE: January 13, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the February 3, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed specific use permit request with the following special ordinance provision(s):
1. The property shall generally develop in accordance with the attached specific use permit exhibit and all applicable development requirements of the city.
APPLICATION SUBMITTAL DATE: October 29, 2025 (Original Application)
November 18, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow Minor Vehicle Repair (Break Masters) on the subject property. The proposed building is approximately 5,850 square feet, and is located at 12021 W University Drive
The governing zoning district (“C2” - Local Commercial District) requires that a specific use permit be granted for a Minor Vehicle Repair business to operate on the subject property. As part of the specific use permit request, the applicant has submitted a site layout exhibit detailing the building and parking locations, as well as the internal site circulation.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2”- Local Commercial (Commercial Uses) |
Undeveloped Land |
|
North |
Town of Prosper |
Undeveloped Land |
|
South |
“C2”- Local Commercial (Commercial Uses) |
Undeveloped Land |
|
East |
“C2”- Local Commercial (Commercial Uses) |
Undeveloped Land |
|
West |
“C2”-Local Commercial (Commercial Uses) |
Undeveloped Land |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit (SUP), the following factors should be considered:
• Whether the request complies with all site specifications adopted by the City, including the base zoning district and/or the PD entitlements;
• Whether the site, buildings, and use meet the criteria specified for the use in Section 205C, Use Definitions and Use-Specific Standards, of the UDC;
• Whether the proposed use will be detrimental to the adjacent properties or to the City as a whole;
• Whether the proposed uses are compatible in terms of scale (building massing, form, orientation, and location), intensity, and operating characteristics with uses and structures on adjacent properties and properties in the vicinity of the proposed application; and
• Whether potential impacts associated with such use are adequately mitigated through enhanced site or building design, including but not limited to additional landscaping, buffers, or screening, to minimize adverse impacts on surrounding uses and the City.
Staff has evaluated the request based on the above-mentioned parameters and feels that the site is appropriate for the proposed use and is compatible with proposed land uses of the adjacent properties.
The applicant is proposing to develop a Minor Vehicle Repair business on the property for Brake Masters. The adjacent properties allow for commercial uses and is situated directly to the south of a major regional highway (W University Drive). The proposed minor vehicle repair should complement the uses existing and proposed within this commercial corridor.
While the Minor Vehicle Repair use typically includes overnight vehicle parking, the applicant is proposing that any vehicles parked overnight will be stored entirely within the building. Staff is comfortable with this request, as the intent of the requirement is met by screening overnight vehicles from public view through indoor storage within the repair bays.
With the location of the proposed site surrounded by commercial tracts and site meeting the city’s site specification and zoning criteria, Staff feel that the proposed minor vehicle repair use should complement the existing and proposed development in the area.
As such, staff recommends approval of the SUP request.
SITE LAYOUT: The attached exhibit provides a general layout of the proposed building as well as the associated parking and internal site circulation. The site circulation, parking, and sanitation requirements are in general conformance with the Zoning Ordinance.
ACCESS/CIRCULATION:
|
Adjacent Streets: |
W University Drive, 350’ Right-of-Way, Major Regional Highway |
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.