[{"_1":2,"_122":-5,"_123":-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",[32,75,87,99,110],{"_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",6487616,"mediaKeyId","5577986-de8fee3d9b36d6647526ef768957ceb5","parentId",5577986,"title","Votes at a glance: Denton Planning & Zoning Commission, Aug. 13, 2025","audioSeconds",1591,"startMs",3759000,"endMs",5350000,"viewUrl","/Search/View?dp=1&key=5577986-de8fee3d9b36d6647526ef768957ceb5&start=3759&end=5350","thumbnailUrl","https://assets.pipeline.soar.com/5577986-de8fee3d9b36d6647526ef768957ceb5/thumbnail_3759000.jpg","articleUrl","/articles/6487616/Denton-City/Denton-County/Texas/Votes-at-a-glance-Denton-Planning-Zoning-Commission-Aug-13-2025","mediaUrl","https://secure.pipeline.soar.com/6487616-d9264eaae6177a2ac3984bc2edbe2b31/orig.mp4?Expires=1770574570&Signature=KYuywH5mJJ2TQcTLUyXWP64A12e-OYPX6yANQCp9CReE8heiVmMNgEuQRpp5idMS8VKldX5ZxVo5G7NAASyqiDnHbcYA47ggrl-9fldZ1vHvN6GqxSAehhODMzp9sFN2Z9ONkhbj0aqnMJx7n9o61BhpWetL9PPYBTkaUsPae7SrjxfIig557N-AM2HiHg5Bv4C31KgcWaG7lGylW8JKXm07j~-uWEdO9drLHpNZONyqtRw7QyMfI-t0vDmyo9YrFVyAOIb4ANSpnfNvfTaNgw1pE1-lMclyXxSD0y87xsvl-3qL8gHisn-vItZbzOczOtyZ~nf9p9S73OwaKPF2yQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Denton","date","2025-08-13T00:00:00Z","article","The Denton Planning and Zoning Commission took the following formal actions at its Aug. 13, 2025 meeting. Items are listed with motion text, mover/second if recorded, vote tally and brief notes.

- Approval of Planning and Zoning Commission minutes (Item 2A): Motion by Commissioner Dyer; second Commissioner Riggs. Vote: 5‑0. Note: Minutes and Capital Improvement Advisory Committee minutes from June 23 approved.

- Consent agenda (FP250020B): Motion to approve consent agenda by Commissioner Bakes; second Commissioner McDuff. Vote: 5‑0.

- FR250019 (Final replat North Lake Shopping Center addition): Motion to extend review to a date certain of Sept. 10, 2025. Mover: Commissioner Riggs; second: Commissioner McDuff. Vote: 5‑0.

- FP250025 (Final plat — five‑lot subdivision, City ETJ): Motion to extend review to Sept. 10, 2025. Mover: Commissioner Riggs; second: Commissioner Dyer. Vote: 5‑0.

- ZCP25‑0010 (Razor Ranch zoning compliance plan for quick vehicle servicing): Conditional approval provided applicant completes replat prior to building permits. Mover: Commissioner Riggs; second: Commissioner McDuff. Vote: 5‑0.

- V250058 (Subdivision variance allowing more than three dwellings to use a private access easement): Staff recommended approval; motion carried. Mover: Commissioner Dyer; second: Commissioner McDuff. Vote: 5‑0.

- V25‑0050 (Subdivision variance allowing 475‑foot flagpole drive; Marsh Branch area): Staff recommended approval; motion carried. Mover: Commissioner Riggs; second: Commissioner McDuff. Vote: 5‑0.

- AESA250001 (Alternative ESA plan — Spencer Road industrial site): Approval with conditions requiring mitigation, monitoring and a perpetual maintenance plan. Mover: Commissioner Riggs; second: Commissioner McDuff. Vote: 5‑0.

- MPA24003 (Mobility plan amendment — Eagle Drive, Avenue A, Wilcher/Belcher Street): Approve reclassification from secondary arterial to collector. Mover: Commissioner Riggs; second: Commissioner Dyer. Vote: 5‑0.

- PD252415 (East University rezoning to PD overlay with R‑7 base): Motion to recommend approval with stipulation (northern buffer fence) was moved and seconded but failed on a 2‑3 vote; commission did not make a favorable recommendation.

Each of the above items was considered in open session; motions and recorded vote tallies above reflect the commission’s official actions. Items that passed will proceed per normal administrative processes (replats, recorded conditions, or forwarding to council where required); items that failed may be revised or re‑filed by applicants.","mediaType","Video","parentTitle","Denton - Planning and Zoning Commission on 2025-08-13 5:00 PM","oneSentenceSummary","Summary of formal actions taken by the Denton Planning & Zoning Commission during its Aug. 13 meeting, including extensions, variances, site approvals and a rejected rezoning recommendation.","taxTitle","Denton City, Denton County, Texas","taxId",2787,"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},6487621,"Commission conditionally approves Razor Ranch quick‑service vehicle plan pending replat",183,3376000,3559000,"/Search/View?dp=1&key=5577986-de8fee3d9b36d6647526ef768957ceb5&start=3376&end=3559","https://assets.pipeline.soar.com/5577986-de8fee3d9b36d6647526ef768957ceb5/thumbnail_3376000.jpg","/articles/6487621/Denton-City/Denton-County/Texas/Commission-conditionally-approves-Razor-Ranch-quickservice-vehicle-plan-pending-replat","https://secure.pipeline.soar.com/6487621-daa526b52ed279f60ed933b67e592e3b/orig.mp4?Expires=1770574570&Signature=SS91mq00MZsW0-pHZ-V1n-n9h2xkKuvg4FhYIIw~kJ98YMGNXq1ubBw~Jqj~AisPHEmOwykteW~kiBK5oGpsShP6xlOqk9GfA5sYkWsrOXc2ZlZabkHMDtmWmDYNBF3XkNGAqAoPG4WbsAeGu1ceDOC7fp~LDWM9g9aLGgHQ106E7IwEWxPyPFdWwAJ-4xAuvKHk0xW7XqOJbaAEHeYdsWUI2hIA1H8vnuLmh5LrZHv-AZYWTzYdraqxUI9VOmn22y7q2Rld~GBnRN57afZPf7ZxEunQjQd5dfcdmcKI6-Iib7IP~MKpW-STD2GCsXyFvCD99IvY6xbc1LgtXsF0Kg__&Key-Pair-Id=KUT5TJCACFTXG","The Denton Planning and Zoning Commission on Aug. 13 conditionally approved a zoning compliance plan under the Razor Ranch overlay (ZCP25‑0010) for a quick vehicle‑servicing business, subject to a replat to bring landscaping and parking entirely within the development lot.

Mia Hines, senior planner, presented the proposal: a just‑over‑1‑acre site east of I‑35, approximately 500 feet north of Panhandle Street, with a roughly 6,000‑square‑foot building containing 10 service bays, 37 vehicular parking spaces and two bicycle parking spaces. Staff recommended conditional approval because some proposed parking and landscape elements currently lie outside the legal property line; staff required a replat to merge parcels and ensure all development features are on the same lot prior to issuance of building permits.

Hines explained that the property is in the SCD (South Commercial District) base zoning and that the Razor Ranch overlay requires Planning and Zoning review. The plan complies with the overlay’s architectural and landscape standards; the applicant proposed a slightly reconfigured planting plan to accommodate existing TxDOT easements along the I‑35 frontage and preserve canopy where feasible. Commissioners asked about canopy species and placement; staff said alternative street‑tree locations were proposed to achieve the required canopy and screening where TxDOT easements prevented planting at the right‑of‑way edge.

Commissioner Riggs moved for conditional approval as recommended by staff; Commissioner McDuff seconded and the motion passed 5‑0.

Why this matters: The site will add a quick‑service vehicle use in a developing commercial node within Razor Ranch; the conditional approval emphasizes legal lot consolidation before construction and shows staff flexibility when public easements constrain typical street‑tree placement.

Details: Site summary: ~1 acre; proposed building ~6,000 sq ft, 10 service bays, 37 parking stalls; proposed landscape area 28% and canopy cover 36%. Condition: replat required prior to issuance of any building permits to place all parking and landscaping within a single lot.","Planning staff recommended and the commission conditionally approved ZCP25‑0010, a zoning compliance plan to allow a quick‑service vehicle servicing use in the Razor Ranch overlay; approval requires a replat before building permits. Vote: 5‑0.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487624,"Commission approves alternate ESA plan for Spencer Road industrial site; mitigation to remove invasive privet",4554,746000,5300000,"/Search/View?dp=1&key=5577986-de8fee3d9b36d6647526ef768957ceb5&start=746&end=5300","https://assets.pipeline.soar.com/5577986-de8fee3d9b36d6647526ef768957ceb5/thumbnail_746000.jpg","/articles/6487624/Denton-City/Denton-County/Texas/Commission-approves-alternate-ESA-plan-for-Spencer-Road-industrial-site-mitigation-to-remove-invasive-privet","https://secure.pipeline.soar.com/6487624-ed3323da4520230bf1643c8dbdf241e3/orig.mp4?Expires=1770574570&Signature=lXkvTYbPFhP6Jz5I~0uYatA~mJ3rD2YV0eBUugIqON2vvPwuC3bwfrXJEvJ8iqFin017VZTJFj-saMv8Q9Q50qwr3Hb7F6sioX64o2RdHV9-J6-AL36FD3jWwvUOHxov9ScGOaU4V-WBRi3dJHiMvecxblTLTFkzoucpcF4kC-VVSoDBfQbgYG2aMFuCQrmNOP5xqq6crUO~Q6WPXKWmDLcFrHpBLe7lSiUOevUrx62oOi5m440bPvLNBndQIuhrmUDj~Z1W1fxiQxrtuSMNiyZBduPA913-vAomTrS1R6xcnEzFlwI8w4V3L8oXM2akKnC8IGzLi4moDIbTNaVTxg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on Aug. 13 approved an alternative ESA (environmentally sensitive area) plan for the Spencer Road industrial site that will allow a small ESA encroachment if the developer carries out a targeted mitigation program.

Jennifer Rovezzi, the city’s watershed protection coordinator, said the overall site is roughly 53.3 acres proposed for four industrial buildings and supporting infrastructure. Field assessments identified riparian buffer and undeveloped floodplain ESAs and a contiguous cross‑timbers upland habitat area; the proposed work would remove approximately 0.23 acres of mapped ESA to accommodate a road crossing and detention outfall. Rovezzi said the mitigation would remove invasive understory species — primarily Chinese privet — from remaining stream buffer areas and replace them with native grasses and wildflowers to enhance ecological function.

Environmental consultant Rudy Reinicky said the chosen location for the crossing reduces additional habitat fragmentation by following existing divisions and that restoring native plant diversity will increase species diversity and improve water quality flowing from the site. He said the project will retain roughly 34% of a mapped upland habitat patch (meeting the city’s 30% preservation threshold for commercial properties).

Staff recommended approval with conditions, including that mitigation work and utility improvements commence before the first building permit, vegetation monitoring until acceptance by the city’s ESA program, and a perpetual maintenance plan to be filed with platting documents. The commission voted 5‑0 to approve the alternative ESA plan with those conditions.

Why this matters: The approval allows a large industrial site to proceed with limited ESA encroachment while aiming to improve riparian habitat quality through invasive removal and native planting; it sets a mitigation precedent for future industrial development impacting mapped ESAs.

Details: The site’s development footprint is anticipated at about 42.9 acres of impacts within a 53.3‑acre tract at 2201–2203 Spencer Road. The mitigation plan addresses two impact areas, targets invasive privet removal and revegetation across about 2.9 acres of riparian buffer, and requires monitoring and a perpetual maintenance plan.","Planning commission approved AESA250001 to allow a 0.23‑acre encroachment into mapped ESAs for a proposed 53.3‑acre Spencer Road industrial development, conditioned on mitigation measures including removal of invasive Chinese privet and native replanting. Vote: 5‑0.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":46,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487629,"Commission backs downgrading Eagle Drive, Avenue A and Wilcher/Belcher Street to collectors to protect pedestrians",513,5863000,"/Search/View?dp=1&key=5577986-de8fee3d9b36d6647526ef768957ceb5&start=5350&end=5863","https://assets.pipeline.soar.com/5577986-de8fee3d9b36d6647526ef768957ceb5/thumbnail_5350000.jpg","/articles/6487629/Denton-City/Denton-County/Texas/Commission-backs-downgrading-Eagle-Drive-Avenue-A-and-WilcherBelcher-Street-to-collectors-to-protect-pedestrians","https://secure.pipeline.soar.com/6487629-fb1cd292cd69671fc1e9b3b766dc1691/orig.mp4?Expires=1770574570&Signature=AAxyohi3hdDtvjNtbvN7pJ7jv69IXDAHTn5kWRnB4jkqqT2B2jPSpAgic7OMNE91EYBY20xKXe81FeanOzVVoy4Yi0p1jNqS0SxJ-YjDSvVkcmvEoFTXqKJjAICHjzln7WM7Bl~72~sWlrS7G0D2TgwChndOvQUPS9BkC7HNVQZ8eWAtQbR~DuH1OSX1sHUuZT4j~SL0Tkjv0f5Rm7mmjGw0lDEOloFVkTMt9fgw83KHIATiKbCrzqG3b0c6NlRHHQYnyAXiTLNgV0ruxsl8pVuWUENqmBgEqKAf8kGMjzMw9zsB2xQ4NHFXc-0IO0awHt8ysnfzyVdq16urp97Pug__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on Aug. 13 voted 5‑0 to approve a mobility plan amendment to change parts of Eagle Drive, Avenue A and Wilcher/Belcher Street from secondary arterial to collector classification (MPA24003).

Sahar Svandiari, senior transportation planner, told commissioners the studied sections are largely built to collector dimensions — roughly 50 to 65 feet of right‑of‑way — and pass through areas with high pedestrian volumes, including University of North Texas facilities and a cemetery along Eagle Drive. Svandiari said treating these segments as collectors would avoid an expensive and disruptive widening to a 110‑foot arterial cross‑section, which would require land acquisition from the state, UNT and other properties.

\"By keeping these roads as a collector, we can maintain the safety speed limit ... between 30 to 35 miles per hour and we can maintain the roads safe for all road users,\" Svandiari said. Commissioners asked staff to confirm traffic counts and whether adjacent projects (including a substation and frontage‑road work) were considered; staff responded the corridor study accounted for existing and planned work and that traffic volumes do not require arterial widening.

Commissioners noted the pedestrian and student‑heavy context near UNT and agreed a collector classification better balances mobility, right‑of‑way costs and safety. The motion to approve the amendment passed unanimously.

Why this matters: Reclassifying these streets reduces the city’s obligation to widen them to arterial standards and preserves narrower cross‑sections that support pedestrian safety near a major campus.

Details: MPA24003 changes the future functional classification for Eagle Drive (between N. Texas Blvd and S. Carroll Blvd), Avenue A (between I‑35 E and Eagle Drive) and Wilcher/Belcher Street (between Eagle Drive and W. Oak) from secondary arterial to collector. Staff conducted public outreach (mailings, meetings, signage) and received one letter in favor. The amendment complies with DDC section 271 approval criteria and the Denton 2040 future land use guidance.","Denton Planning and Zoning Commission approved a mobility plan amendment (MPA24003) to reclassify sections of Eagle Drive, Avenue A and Wilcher/Belcher Street from secondary arterials to collectors, citing existing street widths, proximity to UNT and pedestrian safety. Vote: 5‑0.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487633,"Planning panel fails to recommend rezoning for East University property after neighborhood objections",4724,5967000,10691000,"/Search/View?dp=1&key=5577986-de8fee3d9b36d6647526ef768957ceb5&start=5967&end=10691","https://assets.pipeline.soar.com/5577986-de8fee3d9b36d6647526ef768957ceb5/thumbnail_5967000.jpg","/articles/6487633/Denton-City/Denton-County/Texas/Planning-panel-fails-to-recommend-rezoning-for-East-University-property-after-neighborhood-objections","https://secure.pipeline.soar.com/6487633-ada65de0c0c23fde0623b0b83bd67136/orig.mp4?Expires=1770574570&Signature=FM2vJApi2uIQ5h9YHcidykoSEWX~WnmtQ-IawSJYn17jSE-xVG6jF4dr~NkrmqYOyPMgJOnyYuEfSwiQhlU133wSFBPO05cOAxTe0U3v1wQQWMQPh9vnsbIrTB6MfbIVMC5rI~dx8pgaqgjoTkdkAOAuDycnl29OyGhf7GdDSuyryDiv6hVHRryDTcMdNlkTCjRB9oJLB6SafcpEcztgd0aEi4x1a~5fo1VvGCa7w5j1qjkn4JBez4mYgJNbk7JQTZsf~56u1rmWw0GiyrPPsw4iZJFySplEQDTCp7R~V3XzwcQSa5LA~CB~7aRh97qBDuyHJV2cwLBQEzLck3Dn-A__&Key-Pair-Id=KUT5TJCACFTXG","The Denton Planning and Zoning Commission on Aug. 13 declined to recommend a PD overlay rezoning for 0.74 acres north of East University, 240 feet west of Bell Avenue, after a public hearing that drew strong neighborhood opposition.

Ashley Eckstead, associate planner for the city, told the commission the applicant sought a PD overlay with R‑7–based development standards that would cap building size at 10,000 square feet, limit height to two stories, and cap the site at 18 residential units. Eckstead said the proposal would require a 30‑foot building setback from the Bell Avenue historic district and additional landscape buffering where multifamily development abuts single‑family zoning. Staff recommended approval and noted the plan complies with the Denton 2040 comprehensive plan’s neighborhood–university compatibility goals.

The applicant, represented by Lee Allison of Allison Engineering Group, said the property had been subdivided historically and the split zoning made redevelopment difficult. Allison presented a concept showing modest building footprints and parking balanced against tree‑preservation constraints.

Neighbors urged the commission to reject the rezoning. Resident Angie Stripling said the neighborhood had not agreed to multifamily: “We did not agree to multifamily,” she said, arguing the property had long served as a community church and that the site’s recent demolition and sale left neighbors with little notice. Other residents raised concerns about street safety, existing congestion on Bell and nearby University Drive, and the risk that on‑street parking would overflow onto Woodland and Bell.

Commission discussion focused on compatibility and mitigation. Commissioners noted the applicant had drafted numerous limits — hours of operation, dumpster setbacks of 50 to 100 feet from sensitive edges, a 30‑foot building setback from the Bell Avenue historic district, and a 10‑foot, 30‑point landscape buffer if multifamily housing were built. Several commissioners said the overlay restrictions were more restrictive than by‑right development would permit on certain parts of the site. At the close of debate a motion to recommend approval with the additional requirement of a fence along the northern buffer failed on a 2‑3 vote.

Because the commission did not approve a recommendation, the item will not move as presented to city council without further action by the applicant; staff said the application could be re‑noticed if the applicant pursues council consideration.

Why this matters: The parcel sits at the edge of a historic single‑family neighborhood and a corridor where municipal planning anticipates additional campus‑oriented housing. The split between neighborhood desire to preserve scale and developer interest in university‑area housing is emblematic of similar infill cases across Denton.

Details: The request covered 0.74 acres (PD252415). Staff mailed notices to property owners within 500 feet; staff received four opposition comments initially and a later submission totaling 12.52% of properties within 200 feet, according to staff. The PD would have limited building height to two stories and gross floor area to 10,000 square feet and capped units at 18; required dumpster setbacks of 50 feet from residential zoning and 100 feet from the Bell Avenue historic district; and set weekday and weekend operating hours for most commercial uses.

Next steps: Because P&Z did not forward a favorable recommendation, the applicant may revise and refile or request council consideration; any subsequent filing will be re‑noticed and subject to the city’s public‑hearing process.","The Denton Planning and Zoning Commission voted 2-3 against recommending a planned-district (PD) overlay rezoning for 0.74 acres at 415 E. University Drive (PD252415). Staff recommended approval with restrictions; neighbors raised persistent concerns about traffic, parking and impacts on the adjacent Bell Avenue historic district.","actionData","errors"]

Article not found

Votes at a glance: Denton Planning & Zoning Commission, Aug. 13, 2025

Commission conditionally approves Razor Ranch quick‑service vehicle plan pending replat

Commission approves alternate ESA plan for Spencer Road industrial site; mitigation to remove invasive privet

Commission backs downgrading Eagle Drive, Avenue A and Wilcher/Belcher Street to collectors to protect pedestrians

Planning panel fails to recommend rezoning for East University property after neighborhood objections