2018-154 Park 7 Development OverviewDate: October 26, 2018 Report No. 2018-154
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT:
Provide an overview of the project history and public engagement efforts to-date on the proposed
Park 7 development on Scripture Street.
BACKGROUND:
The proposed Park 7 development is a planned mixed-use collegiate housing development located
on the south side of Scripture Street, between Normal and Bryan Streets. As proposed, the
development will include 1,300 square feet of commercial space, and 183 residential units with
546 bedrooms. The development is currently proposed to have 546 parking spaces, which exceeds
the 537 required spaces for the project. The proposed development also includes resident amenities
such as a rooftop pool, sports courts, and gym. The project will have an 8-foot sidewalk lined with
street trees.
The site currently includes two vacant commercial buildings, one occupied single-family dwelling
with several accessory dwelling units, and one vacant single-family dwelling.
ZONING:
Since the last citywide rezoning in 2002, the approximately 3 acre site has had a split zoning
designation of Downtown Commercial General (DC-G) and Downtown Residential (DR-2). Both
current zoning categories for the Park 7 Project, permit multi-family developments with a
limitation that one bedroom equals one-half of a dwelling unit. DR-2 and DC-G districts vary in
density and a building scale.
DR-2: The maximum building height in
DR-2 District is 45 feet, the maximum floor to
area ratio (FAR) is 0.75, the maximum density
is 30 dwelling units per acre, and the
maximum lot coverage is 75%.
DC-G: Permits a maximum density of 150
dwelling units per acre, maximum lot
coverage of 85%, a maximum FAR of 3, and
a maximum building height of 100 feet. There
is no requirement for a Specific Use Permit
(SUP) for multi-family dwellings in either
DR-2 District or DC-G District.
2018 Zoning Map
Date: October 26, 2018 Report No. 2018-154
Staff research the history of the zoning pattern in the area surrounding the Park 7 site. In 1941, the
City of Denton had three zoning districts: Dwelling, Business, and Manufacturing. The subject
property was governed by the Dwelling District, which permitted various residential and
institutional uses such as apartment houses and boarding houses. Building heights were limited to
35 feet with a 25-foot setback, but could increase with additional setbacks.
Prior to 1957, the property at the corner of Scripture and Normal was rezoned to Business District,
which permitted commercial uses in addition to residential uses. Building height was increased to
50 feet, but could be raised with additional setbacks.
1957 Zoning Map
Date: October 26, 2018 Report No. 2018-154
By 1969, the Business District designation was replaced by Office (O) and expanded to encompass
the entire north part of the block between Normal and Bryan, with the remainder of the general
area rezoned to Multiple-Family (MF-1). Both districts permitted multi-family dwellings. As to
building scale, the Office District designation did not limit building heights, but MF-1 District
limited building height to a maximum of three stories.
The 1991 zoning map varied slightly from 1969, with a northward expansion of the MF-1
designation. Generally, many of the site’s permitted uses and development scale remained
consistent between 1969 and 1991, with the exception that multi-family dwellings were no longer
permitted in the Office District. However, Dormitory, Boarding, or Rooming House uses were
permitted.
1991 Zoning Map
1969 Zoning Map
Date: October 26, 2018 Report No. 2018-154
In 2016, Lee Allison with Allison Engineering applied to rezone the portion of the Park 7 property
with the DR-2 District zoning designation to DC-G District as part of a proposed collegiate housing
development. That rezoning request was denied by the City Council in April 2017.
PROJECT TIMELINE:
As a part of the 2016 rezoning request, the applicant hosted two neighborhood meetings and the
public was notified in accordance with State and City requirements. Additionally, two public
meetings were held in association with the Planning and Zoning Commission and one public
meeting was held at City Council.
A full project timeline with detail is listed below:
September 13, 2016—the developer submitted an application for a Pre-Development
Meeting (PDM16-0125), which included a concept plan and narrative for a collegiate
housing development and parking garage.
September 19, 2016—The property owner submitted an application to rezone
approximately 1.39 acres from DR-2 District to DC-G District (Z16-0023)
October 5, 2016—First neighborhood meeting.
o Staff provided the applicant with address lists for property owners within 200 feet
and residents within 500 feet of the request. A letter was mailed to each of the
addresses. The list of addresses and residents contacted is included as Exhibit 1.
o Exhibit 2 is a copy of the event letter.
o Exhibit 3 is a scanned copy of the event sign-in sheet. 13 members of the public
attended the meeting, including Council Member Wazny.
December 7, 2016—Second neighborhood meeting.
o The second meeting was advertised in the same manner as the first meeting and
was attended by 11 members of the public.
Exhibit 4 is a copy of the event letter.
Exhibit 5 is a scanned copy of the event sign-in sheet.
o Initial renderings of the proposed project, similar to those submitted with the
rezoning application, were shown.
Renderings included architectural elements and building materials
comparable to those in the surrounding neighborhoods.
o Building height was an issue expressed by residents in attendance.
February 22, 2017—Planning and Zoning Commission (Rezoning)
o The applicant asked for a postponement to the March 8, 2017 Planning and Zoning
Commission meeting to have time to clarify building heights and setbacks required
for development.
o The Commission allowed citizens in attendance to speak on the item, but kept the
public hearing open so that citizen comment would also be permitted at the March
8 meeting.
Date: October 26, 2018 Report No. 2018-154
March 8, 2017—Planning and Zoning Commission (Rezoning)
o During the Public Hearing, sixteen total comment cards were submitted
o Commissioner Rozell requested clarification, that if the rezoning is not approved,
the applicant could develop a ten-story building per the existing category
Applicant Paul Levine confirmed that he could develop a ten-story
building by right with current zoning.
This confirmation from the March 8 Planning and Zoning
Commission Meeting can be found if you fast forward to 3:25:25
using the link below:
http://denton-
tx.granicus.com/MediaPlayer.php?view_id=3&clip_id=1403&met
a_id=148342
o The developer of the proposed project spoke at the March 8 Planning and Zoning
Commission meeting. He indicated that the intent was to develop the site regardless
of the outcome of the rezoning request, maximizing the development potential of
the land area within DC-G District, which could result in a 100-foot tall building.
o At the closure of the public hearing, the Planning and Zoning Commission made a
motion to approve the request and to place an overlay district over the entire site
requiring staggered heights of the structure. This motion failed and a new motion
was made to deny the request on the grounds that there was insufficient information
and time to address an overlay district. This motion passed 5-2.
o The list of speakers at the Public Hearing is attached as Exhibit 6.
o Minutes from this public hearing can be found on pages 10-12 of the link provided
below:
http://denton-tx.granicus.com/DocumentViewer.php?file=denton-
tx_179a29c4aba0664e4a6468d1bf3dd89b.pdf&view=1.
April 4, 2017—City Council meeting (Rezoning)
o Members of the public spoke at the City Council meeting, reiterating the concerns
regarding compatibility, traffic, and collegiate housing.
o During the deliberations, City Council discussed the possibility of a 100-foot tower
on the site. It was understood that the property owner had the right to develop a
multi-family collegiate housing facility under its current zoning.
o Mayor Watts clarified that the developer has a right to pursue a development that
is consistent with the property’s current zoning designation.
This statement can be found if you fast forward to 7:18:18 using the link
below:
http://denton-
tx.granicus.com/MediaPlayer.php?view_id=3&clip_id=1413&met
a_id=149807
o Since the Planning and Zoning Commission did not recommend approval, a
supermajority was required to approve the request. A motion was made to approve;
however, that motion failed and the rezoning request was denied (4-3).
Date: October 26, 2018 Report No. 2018-154
o The list of speakers at the Public Hearing is attached as Exhibit 7.
o
o Minutes from this public hearing can be found on pages 8-10 of the link provided
below:
http://denton-tx.granicus.com/DocumentViewer.php?file=denton-
tx_d98088d2d6e2f2c76571aac76ec8ac74.pdf&view=1
August 9, 2017— Planning and Zoning Commission (Replat Request)
o Item FR17-0014 was a replat request to combine all three acres into a single lot.
o The request was approved by the Planning and Zoning Commission (5-0).
July 30, 2018—Site plan application was completed and sent to staff for review (SP18-
0031).
August 13, 2018—Development Review Committee Site Plan comments released to
applicant.
o Exhibit 8 includes the Development Review Committee’s comments back to the
developer.
o The applicant is currently working to address the issues identified by staff.
o As of October 22, the applicant has not resubmitted the site plan. Once the applicant
resubmits plans, staff will conduct a full review of the project to ensure corrections
have been made and to determine if modifications are compliant with the DDC and
other regulations. If the applicant fails to meet the City’s regulatory requirements,
the project will not be approved and a building permit will not be issued.
July 10, 2018—Pedestrian and Bicycle Access Route Assessment was submitted by the
Applicant.
o Staff is currently reviewing the assessment provided by the applicant.
Based on their initial assessment, staff believes the auto/vehicular traffic
impact will be low based on the projected number of trips generated during
peak hours (7-9 a.m. and 4-6 p.m.).
The primary impact will be to the pedestrian, bicycle, and transit
infrastructure as students commute from the project location to the UNT
campus, restaurants, and surrounding transit facilities.
o Staff anticipates finalizing their review of the assessment and will provide
comments to the applicant by mid-November.
CONCLUSION:
The proposed development falls within the parameters of the property’s current zoning
designation, meaning City Council approval of a Specific Use Permit or rezoning is not required.
Preliminary review of the Traffic Impact Analysis indicates that the proposed project will not
necessitate public improvements that would require City Council approval for a Development
Agreement. Staff will provide additional details about the Park 7 development during the
November 13 City Council Work Session.
Date: October 26, 2018 Report No. 2018-154
Using feedback from the Park 7 development and other recent collegiate housing projects, staff is
developing a new “Collegiate Housing” zoning designation which will be incorporated into the
update of the Denton Development Code. Additional information about the new “Collegiate
Housing” designation will be presented during the December 4 Work Session.
ATTACHMENTS:
Exhibit 1 – List of Addresses
Exhibit 2 – October 5 Event Letter
Exhibit 3 – October 5 Event Sign In Sheet
Exhibit 4 – December 7 Event Letter
Exhibit 5 – December 7 Event Sign In Sheet
Exhibit 6 – March 8 Public Hearing Speakers List
Exhibit 7 – April 4 Public Hearing Speakers List
Exhibit 8 – Development Review Committee Comment Letter
STAFF CONTACT:
Julie Wyatt
Development Services
940-349-8585
Julie.Wyatt@cityofdenton.com
Owner NameOwner AddressCityStateZip CodeSTANFIELD, JANICE B TR BONNIE STANFIELD TRUST1001 TUCKER ST MCKINNEY TX 75069‐3036PATRICE LYKE1109 EGARDENTON TX 76201LANE, EDWARD E, JR111 W MCKINNEY STDENTON TX 76201‐4129JACOBSON, STEVEN & CINDY D1122 BELLEMEAD DRDENTON TX 76201‐2489CURRENT RESIDENT1310 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1319 SCRIPTURE STDENTON TX 76201RUSSELL, BENNY R & BARBARA1324 HEATHER LN DENTON TX 76209‐1229MICHELLE LYNN 1401 EGAN STDENTON TX 76201GIBSON‐MOORE PROP INC 1401 HUNTERS RIDGE CIRDENTON TX 76205‐2912CURRENT RESIDENT1401 SCRIPTURE STDENTON TX 76201DES SMITH 1402 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1410 W OAK STDENTON TX 76201CURRENT RESIDENT1418 W OAKDENTON TX 76201CURRENT RESIDENT1500 W OAK STDENTON TX 76201CURRENT RESIDENT1506 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1512 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1518 SCRIPTURE STDENTON TX 76201DAVID LYNN 1518 SCRIPTURE ST, APT BDENTON TX 76201CURRENT RESIDENT1519 SCRIPTURE STDENTON TX 76201FORD FAMILY PARTNERS LTD1600 SCRIPTURE STDENTON TX 76201‐3809CURRENT RESIDENT1600 W OAK STDENTON TX 76201CURRENT RESIDENT1606 W CONGRESS STDENTON TX 76201CURRENT RESIDENT1614 CONGRESS STDENTON TX 76201CURRENT RESIDENT1614 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1616 W OAK STDENTON TX 76201CURRENT RESIDENT1618 W CONGRESS STDENTON TX 76201CURRENT RESIDENT1620 CONGRESS STDENTON TX 76201CURRENT RESIDENT1621 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1625 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1633 SCRIPTURE STDENTON TX 76201CURRENT RESIDENT1716 SCRIPTURE STDENTON TX 76201KAREN DEVINNEY1820 WEST OAKDENTON TX 76201
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Planning Communities - Designing the Systems That Serve Them
4401 N. I‐35, Suite 102
Denton, TX 76207
Office: 940.380.9453
www.ae‐grp.com
TBPE Firm #: 7898
NOTIFICATION OF INITIAL NEIGHBORHOOD MEETING
REGARDING
PROPOSED ZONING CHANGE
Z16-0023
Wednesday, October 5, 2016
7:00 pm
Denton Civic Center
321 East McKinney Street
Denton, TX 76201
The developer of the property located at 1519 Scripture Street between Normal
Street and Bryan Street is proposing a zoning change from Downtown Residential
(DC-G & DR-2) to zoning the entire parcel to Downtown Residential (DR-2). The
developer and engineer will present information regarding the proposed
changes and will seek input from the neighbors. The plan is to plat 4 smaller lots
into 1 lot and construct student housing. Subsequently, the developer will also
conduct a future neighborhood meeting to review plans based on input from
this meeting. The future neighborhood meeting will be in advance of any
Planning and Zoning Commission or City Council meetings. We hope that you
will be able to attend this neighborhood meeting to gain the full perspective of
the proposed changes. We look forward to meeting you.
Planning Communities - Designing the Systems That Serve Them
4401 N. I-35, Suite 102
Denton, TX 76207
Office: 940.380.9453
www.ae-grp.com
TBPE Firm #: 7898
NOTIFICATION OF SECOND NEIGHBORHOOD MEETING
REGARDING
PROPOSED ZONING CHANGE
Z16-0023
Wednesday, December 7, 2016
7:00 pm
North Lakes Rec Center
2001 West Windsor
Denton, TX 76207
The developer of the property located at 1519 Scripture Street between Normal
Street and Bryan Street is proposing a zoning change from Downtown Residential
(DR-2) to zoning the entire parcel to Downtown Commercial (DC-G). The
developer and engineer will present information regarding the proposed
changes. The plan is to plat 4 smaller lots into 1 lot and construct student
housing. This is a follow up to the first meeting that was held on October 5th. We
hope that you will be able to attend this neighborhood meeting to gain the full
perspective of the proposed changes. We look forward to meeting you.
March 8, 2017 Speakers
The following individuals requested to speak on the Park 7 rezoning (Z16-0023) during the March 8,
2017, Planning & Zoning Commission Public Hearing:
Mary Anderson, 924 West Oak Street, Denton, Texas, 76201
o Opposed
Randy Hunt, 722 West Oak Street, Denton, Texas, 76201
o Opposed
John Warren, 1109 West Congress Street, Denton, Texas, 76201
o Opposed
Annette Ramsay, 722 West Oak Street, Denton, Texas, 76201
o Opposed
Patrice Lyke, 1109 Egan Street, Denton, Texas, 76201
o Opposed
Deb Armintor, 2003 Mistywood Lane, Denton, Texas, 76201
o Opposed
Paul Meltzer, 1914 West Oak Street, Denton, Texas, 76201
o Opposed
Kevin Bradshaw, 2052 Collins Road, Denton, Texas 76210
o Opposed
Bob Clifton, 2052 Collins Road, Denton, Texas 76210
o Opposed
Jennifer Lane, 152 Willowwood Street, Denton, Texas, 76208
o Opposed
Time Gieringer, 1108 West Congress Street, Denton, Texas, 76201
o Opposed
The following individuals submitted cards, but did not wish to speak:
Christy Koons, 3318 Clydesdale Drive, Denton, Texas, 76210
o Opposed
John Bennet, 818 West Oak Street, Denton, Texas, 76201
o Opposed
Warren Lunt, 4211 North I-35, Denton, Texas, 76207
o Opposed
John Morris, 918 West Oak Street, Denton, Texas, 76201
April 4, 2017 Speakers and Comment Cards
Comment Cards were submitted in opposition by:
Tim Gieringer
John Morris
Emily Cline
David Kaplan
Clifford Salwen
John Wright
Andrea Schreiber
Anne Sullivan
Michael Hennen
Kristi Koons
Brian Morrison
Nona McCales
Becky Wright
Speaker Cards were submitted by:
Janice Heidlberger –opposed
Donna Morris –opposed
Kim McKibben –opposed
Dan Krutka –in favor
Larry Beck –opposed
Jennifer Lane –opposed
Deb Armintor –opposed
Paul Meltzer –opposed
Craig Clifton –opposed
Jane Lunt –opposed
Willie Hudspeth –opposed
Ken Gold –opposed
Margaret Mills –opposed
Bob Clifton –opposed
1
CITY OF DENTON
Development Review Comments
DATE August 13, 2018
Project Number: SP18-0031
Project Name: Park 7
Project Manager: Julie Wyatt at 940-349-8585 or julie.wyatt@cityofdenton.com
Status: RETURN FOR REVIEW
The following comments are provided based upon your recent submittal to the City of Denton.
If a resubmittal is required, a cover letter addressing each staff review comment individually must be provided. If a cover
letter is not provided, or does not include the required information, the re-submittal will not be accepted. The cover
letter must include the following information:
A) Restate each comment posted by staff
B) Respond to each comment with a description of the revision(s) made to satisfy the comment and the page where
the revision(s) may be located;
C) Identify any additional changes/revisions made to the document other than those required by staff, or a
statement should be provided that "no additional changes have been made."
The re-submittal checklist can be found here: https://www.cityofdenton.com/CoD/media/City-of-
Denton/Business/Development%20Review/Apply%20for%20a%20project/Resubmittal-Checklist.pdf
Please allow a maximum of 10 business days for staff to complete the resubmittal review.
Commenting Department: PLANNING
Reviewed By: Julie Wyatt
Contact: julie.wyatt@cityofdenton.com (940) 349-8585
Status: RETURN FOR REVIEW
Comments requiring action:
PLN 1. A replat for the subject property was approved on August 9, 2017. It must be filed with Denton County prior
to approval of a building permit.
PLN 2. Ensure that all lot and building square footage is consistent on every exhibit. Currently, there are
discrepancies between the site plan and landscape plan
PLN 3. Revise the Cover Sheet to reflect the zoning of DC-G and DR-2.
PLN 4. Exhibits G1 and G 2
a. Add the fence material and height
b. Add the square footage of lot coverage.
c. Revise the DC-G zoning summary table to reflect a maximum building height of 100 feet and no required
setbacks
d. Revise the DR-2 zoning summary table to reflect a maximum building height of 45 feet.
e. The City of Denton has recently adopted new parking requirements; however, due to the project’s
timing, the previous parking requirements can be used. Provide a parking analysis based upon the
number of units, the bedrooms associated with the units, the parking required for the unit type, the
parking required, and the parking provided.
2
f. COMMENT REVISED DUE TO STAFF CALCULATION ERROR. 537 SPACES REQUIRED. It does not appear
that adequate parking has been provided. Staff calculates that 554 spaces are required. Revise the
proposal to meet the requirements. If the applicant requests a mixed-use parking reduction in
accordance with Section 35.14.7.C, provide data demonstrating that the peak demands of the uses are
offset. Staff will review and approve or deny the request. Any approved reductions must be reflected in
the Parking Analysis shown on the site plan.
g. Add the number of Bicycle parking spaces to the parking analysis.
h. Add the minimum unit size to the Project Data.
i. It does not appear that adequate pedestrian access into the building is provided. Buildings shall be
directly accessed from the street and the sidewalk. A minimum of 1 ground floor pedestrian entrance
must be oriented toward the street and include a porch. (Section 35.13.13.2.A.1.g). Clearly label all
pedestrian entrances into the residential portion of the building and provide appropriate pathways.
j. An area equal to at least 8 percent of the lot area, excepting required setbacks, shall be dedicated to
open space for recreation for use. Designate open space area on the site plan and provide the proposed
ground cover and percentage of lot area. If balconies and patios are used toward the open space
requirement, provide the percentage of lot area.
k. All mechanical equipment, including those on roof tops, must be screened from rights-of-way and
residential uses and districts (Section 35.13.9.B.2). Provide the location of all mechanical equipment and
screening mechanism.
l. Show the solid waste containers on the site plan and dimension the approach. They should be screened
from public view.
m. If the parking garage includes controlled access, the “call box” should be placed in a location to allow for
sufficient queuing. Indicate the location of any access gates and call boxes.
PLN 5. Exhibit M1-M3
a. Provide the dimension of the parkway and evidence that the proposed street trees can be supported in
the available soil volume.
b. L the ground cover materials in the courtyard and location and square footage of each.
c. Label the ground cover materials in the landscape area.
d. Provide the proposed tree species and label each-the proposed street trees must be either medium or
large trees on the approved tree list from DME (where there are overhead power lines) and in the Site
Design Criteria Manual.
e. Trees used to meet the minimum preservation or mitigation may not be counted toward the minimum
canopy. Label each preserved and mitigated tree on the landscape plan and provide a separate line item
in the tree canopy calculation.
f. Label the planting material or provide a legend
g. Provide a landscape data table that includes:
i. The square footage of the lot.
ii. The approximate square footage of the lot covered by existing tree canopy.
iii. The square footage of lot covered by new tree canopy. Calculate percentage of approximate
mature canopy. The square footage and percentage of the lot in pervious landscaped areas.
iv. The number of required and provided street trees with species.
v. All proposed planting material, numbers or square footage.
PLN 6. Elevations
a. Revise the elevation to ensure entrances are clearly visible from the street and sidewalk and pedestrian-
scaled. Distinctive architectural elements and materials, such as ornamental glazing or paving, over
doors, porches, trellises or planter boxes, and lighting are acceptable. (Section 35.13.13.2.A.1.g).
b. The wall area of the front façade must comprise of at least 25 percent windows and doors. Shutters,
trim, or false windows will not be counted toward the requirement. Provide the percentages on
elevation (Section 35.13.13.2.A.1.b).
3
c. The wall area of all façades (other than front façade) that face a public or private right-of-way, excluding
alleys, must comprise of at least 10 percent windows and doors, or one window or door per sleeping
area, whichever provides for greater coverage of windows and doors. Shutters, trim, or false windows
will not be counted toward the requirement. Provide the percentage on elevations (Section
35.13.13.2.A.1.b).
d. COMMENT REMOVED. SINCE THE PROPOSED BUILDING IS MIXED USE, COMMENT DOES NOT APPLY.
Forty percent of the total net exterior wall area of each building elevation, excluding gables, windows,
doors and related trim, shall be brick, stone, or masonry. The balance of the net exterior wall may be
wood clapboard siding, wood beaded siding, stucco, masonry, HDO board or other high quality material
customarily used for the building and neighborhood style (Section 35.13.13.2.B.2). Revise the proposal
to meet the requirement and provide the percentage on the elevations.
e. COMMENT REMOVED. SINCE THE PROPOSED BUILDING IS MIXED USE, COMMENT DOES NOT APPLY.
Multi Family Developments greater than 30 units and/or more than 3 buildings may not use the same
exterior design for more than 30 units in a project. A variety of compatible exterior materials' use and
type, building styles, massing, composition, and prominent architectural features, such as door and
window openings, porches, rooflines, shall be used (Section 35.13.13.2.A.3). Revise the elevations to
meet this requirement.
f. It appears that the structure in the DR-2 District exceeds the maximum building height. Provide an
accurate building height and indicate the zoning line on the elevations. Building height is determined by:
The vertical distance to the highest point of the roof for flat roofs, measured from the curb level if the
building is not more than 10 feet from the front property line or from the grade in all other cases.
(Subchapter 23).
g. COMMENT REMOVED. SINCE THE PROPOSED BUILDING IS MIXED USE, COMMENT DOES NOT APPLY.
Residential Proximity Slope. Provide an exhibit demonstrating that the proposal meets the Residential
Proximity Slope requirements in DDC Section 35.13.13.2.A.1.e or provide evidence that no single family
homes are located within the vicinity of the project.
PLN 7. A photometric plan is required, but can be provided at building permit.
Informational Comments
PLN 1. The request is for site plan approval for a multi-family development. The subject property is governed by DC-
G and DR-2 Districts. All development within each district must conform to the use and dimensional
requirements associated with that district.
PLN 2. PLEASE NOTE, IN ACCORDANCE WITH SECTION 245.002(E) OF THE TEXAS LOCAL GOVERNMENT CODE, AND
SECTION 35.16.8.(F) OF THE DENTON DEVELOPMENT CODE THE CITY REQUIRES THAT IF AN APPLICATION IS NOT
COMPLETED ON OR BEFORE THE FORTY-FIFTH (45) DAY AFTER THE DATE THE APPLICATION IS FILED THE
APPLICATION WILL BE DEEMED TO HAVE EXPIRED AND IT WILL BE RETURNED TO THE APPLICANT TOGETHER
WITH ANY ACCOMPANYING DOCUMENTS. THEREAFTER A NEW APPLICATION MUST BE SUBMITTED AND THE
CITY MAY RETAIN ANY FEE PAID FOR REVIEWING THE APPLICATION FOR COMPLETENESS.
Commenting Department: DRC ENGINEERING
Reviewed By: Tracy Beck
Contact: tracy.beck@cityofdenton.com (940) 349-8925
Status: RETURN FOR REVIEW
GENERAL/RESOURCES/INFORMATION:
G1. Address engineering comments below and redlines uploaded to Project Dox under Supporting Docs titled
RedlinesEngRevSP#1.pdf. Respond to redlines by marking up redlines (electronically or by hand) and uploading to
Supporting Docs with formal resubmittal.
G2. Additional comments will be forthcoming upon the Traffic Impact Analysis and Pedestrian Analysis and
additional information requested in the redlines.
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G3. INFORMATION: Cart Service will be allowed for the three proposed duplex units
G4. INFORMATION: Trees, fences, encroachments, and/or structures will not be allowed in drainage, detention,
and/or public utility easements.
G5. INFORMATION: Any off-site easements required for construction of any aspect of the subject site must be
received and filed prior to approval of the Final Plat.
G6. RESOURCE/INFORMATION: Refer to Frequently-UsedResourceEngineeringResources.pdf uploaded to Project
Dox under Supporting Docs to find Asbuilt/Record Drawings, Criteria Manuals, Standard Details, Development
Agreements/3-way Contract forms and instructions. DRC Engineering is available to meet with the engineer and owner
to discuss comments. Please email Tracy.Beck@CityofDenton.com to schedule a follow up meeting.
G7. INFORMATION: Possible Engineering-Related Development Fees:
a) Road Impact Fees - City Ordinance No. 2016-189
b) Water & Sewer - Meter/Tap/Impacts/Hydrant (See on-line City Fee Schedule)
o Fees to include: Water and Sewer Impact Fees (credit would be issued for any existing or recently removed
meter to be abandoned), Water and Sewer Tap Fees, Water Meter Set Fee, and cost of multi-meter header.
o Anticipated fee plan will include providing credit (likely 1 SFE) for existing water meter if meter is to be removed
and not re-used for irrigation. New fees will be based upon 6 new meters likely assessed 1 SFE each.
c) Public Works Inspection Fee(3.5% of applicable construction costs)
d) Public Works (CEP) Plan Review Fee (1.0% of applicable construction costs)
G8. INFORMATION: Development Agreements (aka 3-WAY CONTRACTS). Please be advised this project includes the
construction of public improvements such as, but not limited to: Public sidewalks and ramps, pavement, sanitary sewer,
and storm sewer.
a) When Public Improvements are required for a project, prior to filing of Final Plat, scheduling a pre-construction
meeting or prior to beginning construction, completion of a Developers Agreement (3-Way Contract) must be executed
with bond payment for cost of all public improvements, along with submittal of 3.5% Inspection Fee payment check.
b) For commercial developments only, Applicant may construct private improvements simultaneously with the
public improvements.
Commenting Department: ELECTRIC
Reviewed By: Daniel Howington
Contact: Daniel.howington@cityofdenton.com (940) 349-7168
Status: RETURN FOR REVIEW
Action Items
•Please show electric lines & equipment on all applicable sheets as marked on Exhibit J – utility Plan.
Action Items Upon Issuance of Permit
•Provide Customer Requirements Document to Denton Municipal Electric (DME) Engineering staff for record keeping
purposes
•Provide drawing of civil plans in an AutoCAD format to Daniel Howington at daniel.howington@cityofdenton.com for
DME Electric Engineering staff to use in preparing a construction drawing for electric utilities to the development
•Provide Contact information for General Contractor
•Provide Contact information for Electrical Contractor
•Provide DME engineering with documentation of requested easements upon dedication.
DME Electric Service Standards
Electric utility installation for Park Place Denton shall be per the DME Electric Service Standards. The Electric Service
Standards are available on-line at the URL https://www.cityofdenton.com/government/departments/denton-municipal-
electric/about-dme or go to cityofdenton.com click on Departments in top ribbon, scroll to Denton Municipal Electric
and click on the Go To Denton Municipal Electric Page, click the About DME icon, and click on Electric Service Standards.
Per these standards, the developer is responsible for installation of any and all civil work required by DME to provide
electric service to the development, including, but not limited to; furnishing equipment and labor to lay out and dig
trenches, placing conduit in trenches, installing transformer and switchgear foundations, and placing electrical
connection boxes.
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Transformer Location
The DME transformer location marked in the site plan submitted on 07/25/18 is acceptable to DME. The transformer
location as marked meets DME building clearance requirements and DME accessibility requirements. Please show
transformer location marked on Exhibit J – Utility Plan on all applicable plan sheets. The transformer doors shall open to
the north toward the driveway.
Guidelines for Transformer Placement
•Clearance requirements near transformers shall be per Appendix C drawings from the DME Electric Service Standards
•Roofs, canopies, overhangs, or other obstructions directly above a transformer clearance area must be at least 25’
above the transformer pad top elevation
•DME must be able to access the transformer location with a heavy-duty construction truck with outriggers for
installation, maintenance, and future replacement. Access shall be paved and able to accommodate the heavy-duty
construction trucks
•Developer shall install poured concrete pads for all transformers unless otherwise agreed to in writing by DME. Pad
detail requirements will be provided by DME upon building plan approval
•All transformers within 5’ of vehicular traffic will require installation of safety bollards by the developer. Bollard details
will be provided by DME upon building plan approval
The City of Denton requires the following plan stamp on all new final plats:
IMPORTANT NOTICE:
THE CITY OF DENTON HAS ADOPTED THE NATIONAL ELECTRICAL SAFETY CODE (THE “CODE”). THE CODE GENERALLY
PROHIBITS STRUCTURES WITHIN 17.5 FEET ON EITHER SIDE OF THE CENTER LINE OF OVERHEAD DISTRIBUTION LINES
AND WITHIN 37.5 FEET ON EITHER SIDE OF THE CENTERLINE OF OVERHEAD TRANSMISSION LINES. IN SOME INSTANCES
THE CODE REQUIRES GREATER CLEARANCES. BUILDING PERMITS WILL NOT BE ISSUED FOR STRUCTURES WITHIN THESE
CLEARANCE AREAS. CONTACT THE BUILDING OFFICIAL WITH SPECIFIC QUESTIONS.
Easements
No obstructions shall be constructed within any easement area that accommodates any city utilities unless agreed to in
writing by all pertinent city utility departments.
PrimaryConduit System
Routing of the primary conduit system shall be determined by DME and shall not be changed without written approval
of DME Electric Engineering. The developer must allow DME to inspect and supervise installation of the primary conduit
system and shall provide DME a minimum of 24 hours’ notice prior to when inspection and supervision is required.
DME will provide the materials for the primary conduit system, but the developer is responsible for the backfill,
including any required concrete. The developer is responsible for picking up materials for the primary conduit system at
the City of Denton warehouse at 901 Texas Street.
National Electrical Safety Code
The developer is responsible for maintaining the level of care set forth by the latest State of Texas and City of Denton
adopted National Electrical Safety Code for existing and planned electric utilities in all developments.
Landscaping
Developer is not to plant canopy trees that will grow into overhead electric lines. Developer is not to plant landscaping
that will block access to DME Facilities (see Electric Service Standards Appendix C). Developer is not to place plants with
thorns near DME facilities.
Customer Requirement Documents
Separate DME Customer Requirement Documents are required to be submitted to DME for each building within the
proposed development. The DME Customer Requirements Documents are available on line at the URL
https://www.cityofdenton.com/government/departments/denton-municipal-electric/about-dme or go to
cityofdenton.com click on Departments in top ribbon, scroll to Denton Municipal Electric click on Go To Denton
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Municipal Electric Page, click the About DME icon, and then click on the appropriate document. For Park Place Denton
the DME Customer Requirement Document – Commercial and Industrial short form would be filled out.
Please fill out the Customer Requirements Document and e-mail to daniel.howington@cityofdenton.com. Receipt of the
Customer Requirements Document is required to start the DME design process for electric facilities to serve the
development.
Development Plans
The developer shall provide an AutoCAD file of the development for DME to use in the preparation of Construction
drawings for installation of DME electric facilities. At a minimum, the file shall include all wet utilities, a paving plan, and
a grading plan in a single bound file. Receipt of the AutoCAD file is required to start the DME design process for electric
facilities to serve the development. DME staff will treat the AutoCAD file as confidential and not share with other
entities without approval from the developer.
Future Building Plan Comments
Future DME comments will provide details on the transformer foundation, transformer size and impedance, allowable
customer service cable in the transformer, metering details, and other information as deemed necessary by DME.
Commenting Department: WATER ADMINISTRATION
Reviewed By: Deborah Viera
Contact: Deborah.viera@cityofdenton.com
Status: APPROVED
Commenting Department: TREE CODE
Reviewed By: Haywood Morgan
Contact: Haywood.morgan@cityofdenton.com (940) 349-8337
Status: RETURN FOR REVIEW
Comments that are required to be addressed:
TC 0101 Clearly state how you intend to mitigate the 109 diameter inches of trees. Mitigation may be in the form of
replanting additional trees on site (beyond required landscape trees) or payment in the City’s tree fund at a rate of $125
per diameter inch. If you chose to plant, additional trees clearly mark the mitigation trees on the landscape plan with a
bold capital “M”.
Informational Comments:
TC 0101 The Tree Preservation Plan submitted satisfies the Tree Code requirement.
Commenting Department: GAS WELL INSPECTIONS
Reviewed By: Hayley Zagurski
Contact: Hayley.zagurski@cityofdenton.com (940) 349-7785
Status:
Informational Comment:
There are no gas well drilling and production sites within 1000 feet of the subject property.
Commenting Department: FIRE PREVENTION
Reviewed By: Megan Schuth
Contact: megan.schuth@cityofdenton.com (940) 349-8355
Status: RETURN FOR REVIEW
F101. This submittal has been reviewed for compliance with the 2012 International Fire Code and City Ordinance 2015-
197, Section 29-2 Amendments to the Fire Code. The applicant is responsible for compliance with all applicable portions
of the Fire Code and City Ordinances even in the absence of review comments.
OMMISSION OF PLAN REVIEW COMMENTS DOES NOT CONSTITUTE APPROVAL TO VIOLATE ANY PORTION OF THE FIRE
CODE.
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F102. Action Required. Fire access is inadequate. Bryan Street and Normal street allow parking on one side of the street,
which leaves the clear access under 26' in width. All streets (Scripture, Bryan, and Normal) have overhead power lines.
None of the streets are able to provide the required aerial fire access for the proposed 4-5 story building.
Revise to show adequate fire access in accordance with 2012 International Fire Code Appendix D, Section D105 Aerial
Fire Apparatus Access Roads
D105.1 Where required. Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level
of fire department apparatus access shall be provided with approved fire apparatus roads capable of accommodating
fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus
access roadway.
D105.2 Width. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders,
in the immediate vicinity of any building or portion of building more than 30 feet in height.
D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a
minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of
the building.
Commenting Department: REAL ESTATE
Reviewed By: Mark Laird
Contact: mark.laird@cityofdenton.com (940) 349-8924
Status: General Information
GENERAL COMMENTS AND INFORMATION:
REGC1. If offsite easements are required as a condition of this development, three sets of legal descriptions and
illustrations defining the area(s), signed and sealed by a licensed surveyor as well as a copy of the latest deed(s) showing
the current ownership of the tract will need to be submitted to the Real Estate Group. The easement documents will be
drawn up, and it will be the developer's responsibility to have the documents executed by the respective parties. The
plat will not be filed of record until the offsite easements have been acquired and accepted. Contact the Real Estate
Group with any questions. Please note that all dedications will need to have clear title and be clear of any land
restrictions before acceptance can be granted by the City of Denton.
REGC2. Should you desire to abandon any public easements located within this parcel, it will be necessary to file a
separate "Request for Abandonment" and enter into an "Easement Abandonment Agreement" with the City of Denton.
Abandonment of public easements must be executed before plat will be filed for record. Plan accordingly, as the
abandonment process must go through PUB (Public Utilities Board) as well as the Denton City Council for approval.
Please contact Mark Laird with the Real Estate Group with any questions or comment, mark.laird@cityofdenton.com or
by phone at (940) 349-8924.
Commenting Department: PARKS
Reviewed By: Jason Donnell
Contact:
Status: RETURN FOR REVIEW
Park Dedication Ordinance 98-039 applies to developments of 5 or more dwelling units. Please provide number and type
of dwelling units. For questions please contact Jason Donnell Jason.Donnell@cityofdenton.com 940-349-8275