[{"_1":2,"_111":-5,"_112":-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],{"_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",6045976,"mediaKeyId","3574612-9316c47acbb0f71359bb5118817c59f2","parentId",3574612,"title","Planning commission backs mixed-use future land‑use change and recommends 200‑unit planned development at 408 East Cook","audioSeconds",3370,"startMs",904000,"endMs",4274000,"viewUrl","/Search/View?dp=1&key=3574612-9316c47acbb0f71359bb5118817c59f2&start=904&end=4274","thumbnailUrl","https://assets.pipeline.soar.com/3574612-9316c47acbb0f71359bb5118817c59f2/thumbnail_904000.jpg","articleUrl","/articles/6045976/Josephine/Collin-County/Texas/Planning-commission-backs-mixed-use-future-landuse-change-and-recommends-200unit-planned-development-at-408-East-Cook","mediaUrl","https://secure.pipeline.soar.com/6045976-cafb0e72dc128e5230e20c2ccd0a2508/orig.mp4?Expires=1770484678&Signature=i9kEBOmuTJJPCc-ZoC5GzbsK3oOHIrTTxBeHJpRArdT3KL8aMha9Thjhi-qq4kdG2BKV-7q15kxTwh~t4BkfxLkjJXMd7~gvOUJbFrdVnOMT3EK8fAFumw9W8Ja9L07opYDiFyeThuMJYB8eQLM1j-FkY0gSpVZCmuL-EFy4z55N9snRrIUJZGrsmw3EYi9VCjqqschhq3CbX5lblSL8uiflLNFZxP-QYSWGdesl~~hjyv~ZM9UEH7x2t3XFRhVzcaXjUuHEOdQfwwn34GxN5EgCbmO-Wm5zNHCI4Yd7SzhSGP87jJXPXBRp8i1jmPF1Oa9rxA4xuSvgBXj-bLgt0w__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Josephine, TX","date","2025-05-15T00:00:00Z","article","The City of Josephine Planning and Zoning Commission voted to recommend approval of a city‑initiated amendment to the future land use map to designate portions of the FM 6 corridor as mixed use and recommended approval of a companion planned development, ZAPD25‑0001, for about 9.69699 acres at 408 East Cook. The planned development would allow two commercial structures adjacent to Cook Street and a multifamily tract of about 200 units built in two phases. The commission’s recommendation for the planned development was expressly contingent on council approval of the future land use amendment and on the applicant addressing final staff comments.

The change would formally steer several parcels now shown as low‑density residential toward a mixed‑use corridor, a planning official said, signaling to developers the city expects higher‑intensity retail and residential projects on that stretch of FM 6. Staff told the commission the comprehensive plan amendment and the zoning request are companion items: if the future land use map amendment fails, staff will withdraw its recommendation for the rezoning.

City staff described the planned development as a custom zoning district with detailed design standards the developer agreed to provide. The project’s concept plan shows a commercial tract on Cook Street, two access points, and a gated emergency‑only access on Lloyd’s Lane for public‑safety use. The multifamily portion is south of the commercial tract and would include a landscaped retention pond with a five‑foot trail, benches, lighting and a fountain.

Staff said the planned development includes new standards the city lacks in its current code: a required minimum of 1 acre of open space per 100 dwelling units (the project must provide 2 acres or pay a fee at $2 per square foot; staff estimated the fee portion at about $70,000 based on early plans), a unified monument sign program with a maximum monument height reduced to 8 feet, and landscaping specifications designed to reduce water use. The developer will also submit a traffic impact analysis that staff must review before city council consideration.

On infrastructure and public safety, staff told the commission that sewer routing and plant assignment will be determined at the site‑plan and construction‑plan stage and that a site plan will not be approved if there is no capacity. Staff also said the developer must enter a funding agreement if additional fire protection is required; a certificate of occupancy will not be issued until adequate fire protection is in place. The commission heard that access along FM 6 is expected to be right‑in/right‑out for the commercial entries under current TxDOT discussions, and that any right‑turn or median work identified by the traffic study would be the developer’s responsibility.

During the public hearing, the commission received three letters of support and no letters of opposition. One resident raised concerns about changes to planned‑development language that would remove a two‑year concept‑plan review provision in the zoning ordinance and asked questions about water use and building height for fire protection. The applicant’s representative described the project as \"a nice upscale development\" that will add retail opportunities, diversify housing options and generate tax revenue for the city.

Commissioners moved to recommend approval of ZAPD25‑0001 \"subject to the applicant addressing any staff comments identified during a final review prior to the city council meeting and contingent on the approval of the future land use amendment.\" A second was made and the commission voted \"all in favor,\" advancing both the map amendment and the planned development recommendation to city council.

If city council adopts the future land use amendment the items will proceed to council with the project’s traffic impact analysis and final staff review outstanding. The city planner said staff will include capacity modeling and a summary of water and fire‑protection issues in the city council packet.

The city staff recommended a council public hearing on the comprehensive plan amendment; staff indicated the ordinance and zoning change will be scheduled for city council after these final reviews.","mediaType","Video","parentTitle","Planning and Zoning - May 15, 2025","oneSentenceSummary","The City of Josephine Planning and Zoning Commission voted to recommend approval of a city‑initiated amendment to the future land use map to allow mixed‑use development along FM 6 and to recommend a companion planned development zoning change for 408 East Cook that would allow roughly 200 multifamily units and two commercial pads.","taxTitle","Josephine, Collin County, Texas","taxId",79733,"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},6045962,"Commission recommends rezoning of annexed lot at 830 East Street to single‑family",248,616000,864000,"/Search/View?dp=1&key=3574612-9316c47acbb0f71359bb5118817c59f2&start=616&end=864","https://assets.pipeline.soar.com/3574612-9316c47acbb0f71359bb5118817c59f2/thumbnail_616000.jpg","/articles/6045962/Josephine/Collin-County/Texas/Commission-recommends-rezoning-of-annexed-lot-at-830-East-Street-to-singlefamily","https://secure.pipeline.soar.com/6045962-6ea6debd797d42dd41e6dc7552fa3842/orig.mp4?Expires=1770484678&Signature=kGI7YiOBYO42QYxQdrieUotr7G2m6PEw3Dij6cx6FplAPBFcr0A4ItGDX~6wMvOLcBZn~j5n6-azyb9F34Xr-364aKvDAJIadr-JJiuohX9B17FifetbaZcOhzjY2SyoA3ze-T0dOQpQIN8SSw9WYwDdSkc4o65GjPRzGvTJYe4uHlaTYD9dddsfSVGmSQM22ugahcbV~Iyp5IwMjWV23sb48YWcZy4JcowVN6eXIyJi-zpZ549O67oMAlR2okBN45Q81fF2oEEgn1JW~H9lEuhsCBuEyizekdMbxkSgcKFQQURKJUfPE9EHsF43zJWnW2oJlKsqhLEurcUJIusDBA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission recommended approval of a zoning change for a newly annexed property at 830 East Street. The applicant, Lloyd D. Brown and Mae K. Brown, requested the zone change from A‑1 (agriculture) to SF‑1 (single‑family residence). Staff said the city approved the annexation earlier in the week and the property received a temporary agricultural zoning at the time of annexation; the rezoning request aligns the parcel’s zoning with the city’s low‑density residential future land use designation.

Staff explained the parcel is approximately 1 acre and that the annexation effectively brought the entire lot inside the city limits; the commission discussed city limit lines and confirmed the annexation completed the lot’s inclusion. A motion to recommend approval of the rezoning \"subject to the approval of petition for annexation\" carried on a second and an \"all in favor\" vote.

The commission’s action is a recommendation to city council; final zoning will take effect only after city council action and formal annexation documentation.","The commission recommended rezoning of a newly annexed 1‑acre parcel at 830 East Street from agriculture to SF‑1 single‑family residential, subject to approval of the annexation petition.",{"_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},6045966,"Commission recommends approval of Community ISD Addition No. 2 final plat",247,331000,578000,"/Search/View?dp=1&key=3574612-9316c47acbb0f71359bb5118817c59f2&start=331&end=578","https://assets.pipeline.soar.com/3574612-9316c47acbb0f71359bb5118817c59f2/thumbnail_331000.jpg","/articles/6045966/Josephine/Collin-County/Texas/Commission-recommends-approval-of-Community-ISD-Addition-No-2-final-plat","https://secure.pipeline.soar.com/6045966-cfc1c699071506002fd45951863497e0/orig.mp4?Expires=1770484678&Signature=d9ElhIyR~rH~W9Vpqyd33tYj8jHY68yXWZQKc8Tdtuiwe2XMPYNiHGxOOf8aGV~~oRjn6RhUIr3NPs~S-1uVoQBZknkUgb~cFvuyP9G6DNSMGuPXYKzJeQLwG2zsrK2Q74dGUR5SSo8CjVEDI0ONws5CUrLf22eY1-s82UcGN6m8Zfd5EOTv-qopK~oSPzy~jRaa1pptCy~xKNbiuHKtZuKCBwlJosRVjHe6BU0zKUELi9b8IBMBGOuCmW4uGfMEIPi-l5M546Ua1LARFF6e8xzzGy2iqkuOLHtUUT8wf1OT-afXgP5A-LXnlynrBrHQd30nHMpJEHYcBMJUHPc~qw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission moved to recommend approval of final plat FP25‑0001 for \"Community ISD Addition Number 2,\" a subdivision of about 79.833 acres located near 900 (address noted in the record). Staff said the property is adjacent to an elementary school and that the proposal includes a community facility or center on the western edge of the plat as shown on the concept exhibit.

Staff noted an engineers’ letter was included in the commission packet. Commissioners asked questions about the surrounding uses and confirmed there are no stadiums or large outdoor facilities identified on the parcel; the site was described as school‑adjacent with \"just school stuff.\" The applicant asked the commission to recommend approval. A motion to recommend approval was made, seconded and the commission voted \"all in favor.\" The recommendation will be forwarded to city council for final action.

The plat approval at this stage is a final‑plat recommendation; engineering, infrastructure and any required easements or construction plans will be reviewed during the site‑plan and subdivision construction phases.","The planning commission recommended approval of final plat FP25‑0001 for Community ISD Addition Number 2, a roughly 79.833‑acre subdivision adjacent to an elementary school at 900 (address truncated in record).",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6045971,"Planning commission approves monthly plat submittal date to standardize review timelines",221,97000,318000,"/Search/View?dp=1&key=3574612-9316c47acbb0f71359bb5118817c59f2&start=97&end=318","https://assets.pipeline.soar.com/3574612-9316c47acbb0f71359bb5118817c59f2/thumbnail_97000.jpg","/articles/6045971/Josephine/Collin-County/Texas/Planning-commission-approves-monthly-plat-submittal-date-to-standardize-review-timelines","https://secure.pipeline.soar.com/6045971-4e05030033174278c77831706a408c44/orig.mp4?Expires=1770484678&Signature=K9LX4QYEyiSluLXC~TriMr-CQhZqoXmKk9n5hU6KLbHKOgvOuV9GlmnsEaS7ZFPawf-NxcXTzLrD9GAQHud5J8~a5coz0CRJGffr9LOcwkxCrwUOLchby7e7FpUb1QArzPguhVsFWLQFGPOollemS4bSggl3FzCe~lHdaSluiP36uRj4zki2xFjNTfso103sLzmd-qEjadGVkxP23LeP8mmbQ71-rljk8gawiGza0Bd1C8xTj7xhHyFOnY3bCd9RLMHTXD5HBRNtHSOgqknHqjuVRV9fT9wh2xCl6VaVMOpUb-WcaGZogYkk3N1M0MabCDL6-oMqOYZ66n-aq176jg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Josephine Planning and Zoning Commission voted to recommend approval of a proposed change to the development calendar that will set one fixed date each month to accept initial plat applications and a separate deadline for resubmittals.

Staff told the commission the change is intended to address inconsistent submittal and review timelines. Under the proposal, other development applications would continue to be accepted daily; only plats would be constrained to the posted monthly window. Staff gave the example that a plat submitted the Monday before the current meeting could not reasonably be reviewed in time for that meeting.

A commissioner moved to recommend approval of case CA25‑0001, the development calendar change for plat submittals; a second was made and the motion passed with the commission indicating \"all in favor.\" City council will receive the commission’s recommendation and schedule the formal public hearing and final adoption.

The change is administrative: it alters submittal timing and does not change substantive development standards or developer entitlements.","The commission recommended that the city set one specific date each month to accept initial plat submittals and a separate deadline for resubmittals to reduce inconsistency in application timing and review workloads.","actionData","errors"]

Article not found

Planning commission backs mixed-use future land‑use change and recommends 200‑unit planned development at 408 East Cook

Commission recommends rezoning of annexed lot at 830 East Street to single‑family

Commission recommends approval of Community ISD Addition No. 2 final plat

Planning commission approves monthly plat submittal date to standardize review timelines