For the short version, scroll to “Quick Read” at the bottom.
A roughly 1-acre property on Longneck Road is moving toward a possible zoning change from residential estate zoning to commercial zoning. The Planning and Zoning Commission recommended approval, and the final decision now goes to City Council.
Why This Matters
Zoning is the rulebook.
If City Council adopts PD 46 for this site, the property would be legally positioned for commercial use going forward. The application states the intended use is a small office building.
What the Record Shows People Are Worried About
Flood and drainage
Staff says the site is adjacent to the Ticky Creek floodplain. Small portions of the property are in FEMA Zone X, while a smaller portion is in Zone AE, the 100-year floodplain.
According to staff, a flood study will be required before construction.
A written protest submitted in the case record says the property drains toward neighboring land and is tied to the Ticky Creek tributary. The protest argues that additional pavement could push runoff onto nearby property and states that there is no drainage easement on that neighboring land tied to the proposed development.
Traffic and safety
A written protest describes Longneck Road as unsafe and points specifically to the Longneck Road and Monte Carlo area.
Staff says Longneck Road is planned to become a four-lane undivided road. According to staff, the developer must either widen the road to city standards or escrow the cost, and City Council would have to approve any escrow arrangement.
Utilities and infrastructure
Staff says existing water and sewer lines have adequate capacity to serve the site.
Even where utility capacity exists, more intense land use can still create additional traffic load and future right-of-way or easement pressure as the surrounding area develops.
Compatibility and property impacts
The proposed zoning change would place commercial zoning next to nearby SF-E and agricultural areas.
The written protest argues that commercial activity, lighting, traffic, noise, and construction are not compatible with the area’s current rural character and could interfere with active agricultural operations. It also raises concerns about property value impacts and long-term land usability tied to drainage changes.
Legal context
A written protest was submitted under Texas Local Government Code 211.006(d), asserting that the statutory protest threshold has been met.
If that protest is validated, final approval by City Council would require a three-fourths supermajority vote.
Commission Action Record
Commissioner Bakr Al Qaraghuli made a motion to recommend denial based on:
• drainage and floodplain exposure
• traffic safety
• land use compatibility
That motion did not receive a second.
The Commission then voted to recommend approval, with Commissioner Bakr Al Qaraghuli casting the sole vote against approval.
What Happens Next
City Council Public Hearing
Monday, January 12, 2026 at 6:30 PM
Princeton Municipal Center
Council Chambers
2000 E Princeton Drive
Residents who cannot attend and want their comments included in the record can submit written comments to:
Quick Read
A proposed rezoning on Longneck Road would change a roughly 1-acre site from residential estate to commercial use. Planning and Zoning recommended approval, sending the case to City Council for final action.
The record reflects concerns raised through a written protest and staff review involving floodplain exposure near Ticky Creek, drainage, traffic safety, and compatibility with nearby rural and agricultural uses.
Staff states that a flood study will be required, utilities have capacity, and road widening or escrow may be required.
A written protest also claims that a supermajority vote may be required under state law.
At Planning and Zoning, Commissioner Bakr Al Qaraghuli made a motion to recommend denial that did not receive a second, and the Commission later voted to recommend approval with one vote against.
City Council is scheduled to hold a public hearing on January 12, 2026 at 6:30 PM.
