[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6487959,"mediaKeyId","5489739-5732fe06979c9453f124b8dd79cf3cf5","parentId",5489739,"title","Staff briefs commission on state law changes requiring earlier agenda postings and online zoning notices; commission approves two consent items","audioSeconds",415,"startMs",723000,"endMs",1138000,"viewUrl","/Search/View?dp=1&key=5489739-5732fe06979c9453f124b8dd79cf3cf5&start=723&end=1138","thumbnailUrl","https://assets.pipeline.soar.com/5489739-5732fe06979c9453f124b8dd79cf3cf5/thumbnail_723000.jpg","articleUrl","/articles/6487959/Flower-Mound/Denton-County/Texas/Staff-briefs-commission-on-state-law-changes-requiring-earlier-agenda-postings-and-online-zoning-notices-commission-approves-two-consent-items","mediaUrl","https://secure.pipeline.soar.com/6487959-db11a5585ce9c891fc41fd7f91e591ff/orig.mp4?Expires=1770443447&Signature=o4iIWtc1W6XMRuTorX9PZT1Zwni2uZam5FrBUl0wcpD~~9rRDsGEy9CTSnTyvajXrodxyKGLqait5cEN~AchS1VTHG~7QApekFssOhMXy9ROo2WAYCDCdX1Ggp7VKXWBcXr9sm0Bene~M9duIfaEuFw-eVHwjxCd~3IhYzcHS9YhDCmE4oho5rZkVRgrQEv63qYjGvNkJZRwXtUUTJFABkQzvIWs7bGBTuCvl~ooaEgOqayRyfe44A0lS1OgA8QgTPR9jsNxjCfB~h1rX7dVwpPHmPL-2egWhqLvKHprAv3uDfxmM-~S5GN39y574VtXQ8qsGNADSIElJeZLP0g~5A__&Key-Pair-Id=KUT5TJCACFTXG","author","Flower Mound","date","2025-07-28T00:00:00Z","article","At a July 28 meeting, Flower Mound planning staff briefed the Planning & Zoning Commission on recent state legislative changes that will require the town to alter several planning and notice procedures, and the commission approved two consent items by unanimous roll call.

Staff overview: A staff member presenting the director’s report told the commission the legislature enacted several changes this past session that the town must implement. Notable points staff flagged include:

- Agenda posting timeline: Agendas must be posted three business days before a meeting. Staff said the commission’s agendas will be posted by the end of the day on Tuesday, while the full packet will continue to be released on Thursday because the statute addresses agenda posting only.

- Zoning hearing notices: Notices for zoning hearings must be posted on the town website in addition to newspaper distribution. Staff said the town will determine whether to use a dedicated web page for those notices and will coordinate procedures when notices are sent to the paper.

- Capital improvements advisory committee composition: A new requirement was cited to increase the share of development/real-estate/building-related representatives on the committee to 50 percent; staff said they will investigate how to meet that requirement and what contingencies exist if members are not available.

- Protest-ratio changes for residential density increases: Staff explained that for projects that increase residential density the calculation that triggers a council supermajority changes; the staff summary said that if property-owner protests reach certain thresholds (staff cited an example of 60 percent), the voting threshold could instead be expressed as a majority of all council members rather than the prior supermajority trigger. Staff clarified the change applies to Town Council procedures and does not alter existing internal Commission requirements that a recommendation of denial or a master plan amendment would trigger higher council thresholds under current local rules.

- Home-based business: The legislature defined “no-impact home-based business” and precluded municipalities from regulating those operations in certain ways; staff said the town will need to update the home-based business section of the code and define terms.

Staff said the town received a summary of potentially relevant bills from an external briefing service and will return with specific ordinance language and regulatory updates as staff drafts them.

Consent items: The commission approved two consent items: H1, the minutes from the July 14, 2025 meeting, and H2, SSP 204-2 Colwell Court. A motion to approve the consent items was made and seconded; roll-call votes recorded Commissioners Schultz, Eibank, Vice Chair Hobbs, Langley, Jackson and Harris voting aye. The chair declared the motion passed.

Administrative notes: Staff reminded commissioners that the next commission meetings will be held August 11 and August 25 and asked commissioners who will be unavailable to notify staff.","mediaType","Video","parentTitle","Flower Mound - Planning and Zoning Archive","oneSentenceSummary","At a July 28 meeting, Flower Mound planning staff briefed the Planning & Zoning Commission on recent state legislative changes that will require the town to alter agenda posting, public notice and zoning procedures; the commission also approved two consent items by unanimous roll call.","taxTitle","Flower Mound, Denton County, Texas","taxId",2790,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487963,"Planning commission recommends approval for Churchill Crossing PD amendment to allow Nichiha siding",1239,665000,1904000,"/Search/View?dp=1&key=5489739-5732fe06979c9453f124b8dd79cf3cf5&start=665&end=1904","https://assets.pipeline.soar.com/5489739-5732fe06979c9453f124b8dd79cf3cf5/thumbnail_665000.jpg","/articles/6487963/Flower-Mound/Denton-County/Texas/Planning-commission-recommends-approval-for-Churchill-Crossing-PD-amendment-to-allow-Nichiha-siding","https://secure.pipeline.soar.com/6487963-14cfdd852d53dbd0500cc6d1c182eca3/orig.mp4?Expires=1770443447&Signature=UOXtRXGr9FQmtJFTrdZiCk3ix9txppLywUgf6e7Ti0pbXY6lrdebE2Iil1nWGbu7Wfot7cTbF4kIuKS4Wdv-f91wLgmzlxa0mj0i9BDjI6nsFo-UI47UidqVmqcvZZhTaCOQ7WxweVLyTRa4gAvSa~jiRxOndgJgyGnzqK7oYc44divhNulIGXbTbUJzuzv~yzFHFtCL86ZSaKKuY0eje3IckG90OOidySwJ8td2xq2klI5uK82SH3s6TVysLJ7D4S3b9wFJbZEruI7Rk7-d2psUWUYO84sEWdTaKD4OYwjSmsy~zecv0EsRJbjYoKxT3bKDNTvDVxSPCKQY5WSVMw__&Key-Pair-Id=KUT5TJCACFTXG","The Flower Mound Planning & Zoning Commission on July 28 recommended that the Town Council approve an amendment to Planned Development (PD) 28 to permit Nichiha fiber-cement siding and a revised color palette at a redeveloped retail site at the southwest corner of Churchill Drive and Long Prairie Road.

Planning staff presented the request as ZPD25-0004, an amendment to the existing PD that applies to a property currently developed as a former bank building the applicant plans to redevelop as a jewelry retail store. Claire Barnes of Planning Services said the site is already zoned PD 28 (retail uses) and that the applicant seeks relief from PD 28 material and color restrictions so Nichiha can be used as a primary façade material and the building can adopt lighter, wood‑tone colors rather than the PD’s historically specified brick palette.

Barnes told the commission that PD 28, established in the mid-1980s and amended several times (staff cited 1993, a 1996 design amendment for an area across the street, and a 2001 reconfiguration), currently requires that 70% of street-facing and customer-facing walls be brick in two St. Joe color ranges. The town’s urban design guidance treats certain materials as “primary” (brick, stone, stucco) and others as “alternative,” with a notional 80/20 split; alternative materials above 20% typically require a nondiscretionary site-plan review. The applicant asked that Nichiha, a manufactured fiber-cement product, be allowed as a primary material so the applicant could use it without triggering a nondiscretionary review if the alternate-material share exceeds 20 percent.

Barnes said staff sent notices to property owners within 200 feet and received no written correspondence in favor or opposition, only informational inquiries. The applicant, Brandon Alford of 402 Old Justin Road, Argyle, Texas, told the commission he and his business have longstanding local retail experience and that he has used Nichiha on his own home for two years without observing fading.

Commissioners asked staff and the applicant several practical questions about how the material ages and how the former bank drive-through area would be used; Barnes said the applicant indicated the former drive-through may be used for customer pick-up and drop-off for jewelry repairs. Commissioners who spoke during deliberation generally described the proposed changes as tasteful and consistent with surrounding newer development, and several commissioners noted PD 28 covers properties that are somewhat scattered, which they said makes a targeted amendment more reasonable.

At the close of deliberations a motion to recommend approval of item I-1 as written passed on a voice/roll call vote. The record shows Commissioners Harris, Jackson, Langley, Vice Chair Hobbs, Baick and Schultz voting aye; no no votes, abstentions, or recusals were recorded. The commission’s recommendation moves the amendment to the Town Council for final consideration.

The applicant and staff will return to the council should the council approve the PD amendment; Barnes said staff will continue to refine the amended site plan and material percentages before council consideration.

Votes at a glance: A motion to recommend approval of ZPD25-0004 (Churchill Crossing PD amendment) passed on roll call with six ayes and no dissenters.

Next steps: The Planning & Zoning Commission’s recommendation is advisory; the Town Council will make the final decision on the PD amendment.","The Flower Mound Planning & Zoning Commission voted to recommend that the Town Council approve an amendment to Planned Development 28 to allow Nichiha fiber-cement siding and a broader color palette for a former bank at Churchill Drive and Long Prairie Road, which the applicant proposes to convert to a jewelry retail store.","actionData","errors"]

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Staff briefs commission on state law changes requiring earlier agenda postings and online zoning notices; commission approves two consent items

Planning commission recommends approval for Churchill Crossing PD amendment to allow Nichiha siding