[{"_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",6203289,"mediaKeyId","3783455-209a882dd8ce8a91142ae1940389f891","parentId",3783455,"title","Commission recommends rezoning 2430 W. Coffin St. to SF‑5 for proposed 42‑lot subdivision; neighbors raise traffic, flooding and gas-station proximity concerns","audioSeconds",1657,"startMs",1730000,"endMs",3387000,"viewUrl","/Search/View?dp=1&key=3783455-209a882dd8ce8a91142ae1940389f891&start=1730&end=3387","thumbnailUrl","https://assets.pipeline.soar.com/3783455-209a882dd8ce8a91142ae1940389f891/thumbnail_1730000.jpg","articleUrl","/articles/6203289/Denison/Grayson-County/Texas/Commission-recommends-rezoning-2430-W-Coffin-St-to-SF5-for-proposed-42lot-subdivision-neighbors-raise-traffic-flooding-and-gas-station-proximity-concerns","mediaUrl","https://secure.pipeline.soar.com/6203289-485d59eae8b0f0f1fe732dc2aff24530/orig.mp4?Expires=1771195200&Signature=Uu4afgtja4aJv0wJSckBQdHq8YJGCKAlvtMA9GMIwVMgxLndKRm4DqHQislSh5a5MkTlY6~dyPPmSAv5gnMBrCDFnB3tvYDB4ZsUl~C~TNlFGZ4ooWGtxiFUQD34jwOvXJWpgJMmyhX05dB2V99gbJW0js8tASmI71YlqhTRgoDlaSa81-jHdYBcEVc5kTFwRfHzjUJwZMoj507I0rKfzen15JTwCh2MFuIMM2sbYWvZa4ln86KL6ktglvcfwd7V0R61K1B7QqpC2cMvb3trFISl2OzJICzz2ncIVJeL3OiKCvS7MDOQhWz5u0HqMmciTQJnH7uYwn0ALwtdle1zNg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Denison Texas","date","2025-06-10T00:00:00Z","article","The Denison Planning Commission on June 10 voted to recommend that City Council rezone approximately 7.8 acres at 2430 West Coffin Street from Single‑Family 7.5 (SF‑7.5) to Single‑Family 5 (SF‑5) to allow development of a conceptual subdivision of about 42 single‑family lots.

Planning staff said the conceptual plan shows lots that meet the SF‑5 minimums but that final lot counts and required infrastructure changes will be determined during civil engineering plan, preliminary plat and final plat review. Staff noted that the future land use plan designates the area for neighborhood development and that the applicant intends to use architectural standards, landscaping that meets or exceeds the city landscape ordinance, and a homeowners association to maintain common areas.

Staff explained key zoning differences: SF‑7.5 requires a minimum lot area of 7,500 square feet and a minimum home size of 1,200 square feet, while SF‑5 requires a minimum lot area of 5,000 square feet and a minimum home size of 950 square feet; parking and garage requirements also differ between the districts. A staff reviewer told commissioners that impact fees, park dedication fees and any required on‑ and off‑site mitigation (including drainage and traffic improvements) will be addressed during civil plan review and platting.

Several nearby residents spoke in opposition. Robert Mears of Prince Avenue said he and neighbors have long worried about traffic on local streets and told the commission, \"We've been in that house since 1992, and it's the traffic has just gotten worse and worse and worse.\" Another resident raised concerns about flooding and about a gas‑related facility near the site that sometimes triggers venting and odors.

The applicant said the conceptual plan would place common areas adjacent to the gas facility and that distance and fire‑code requirements will be addressed during plat and fire department review. The applicant also told the commission the developer will serve as the builder, intends to create deed restrictions and an HOA, and said covenants would include minimum home sizes and two‑car garages to increase on‑site parking.

Commissioners asked staff whether Coffin Street appears in the city's capital improvement plan (staff said it was not on the 10‑year CIP as known at the meeting) and whether civil engineering review might require improvements to Coffin and other infrastructure; staff said civil review could require on‑ and off‑site mitigation depending on the traffic estimate and drainage analysis. The commission voted to recommend rezoning; the recommendation was forwarded to City Council, which will consider the rezoning at its June 16 meeting.

Because zoning approval at this stage affects only allowed uses, staff and the commission emphasized that technical questions—lot layout, exact lot counts, drainage design, tree preservation and distance requirements from the gas facility—will be settled through subsequent civil engineering, plat and fire‑code review.","mediaType","Video","parentTitle","Denison, Texas Planning and Zoning Commission Meeting, June 10, 2025","oneSentenceSummary","The Denison Planning Commission recommended rezoning a 7.8‑acre site at 2430 West Coffin Street from SF‑7.5 to SF‑5 to permit development of approximately 42 single‑family lots, subject to civil‑plan and plat review.","taxTitle","Denison, Grayson County, Texas","taxId",69485,"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},6203294,"Planning commission recommends conditional use permit for aggregate transload yard at Union Pacific site",572,168000,740000,"/Search/View?dp=1&key=3783455-209a882dd8ce8a91142ae1940389f891&start=168&end=740","https://assets.pipeline.soar.com/3783455-209a882dd8ce8a91142ae1940389f891/thumbnail_168000.jpg","/articles/6203294/Denison/Grayson-County/Texas/Planning-commission-recommends-conditional-use-permit-for-aggregate-transload-yard-at-Union-Pacific-site","https://secure.pipeline.soar.com/6203294-a434d9df18097d84e6c25578c2f6646d/orig.mp4?Expires=1771195200&Signature=UBEuNL-31pREOCs6BL~1c6M2UXfJ6kyUHOHyXzh6N9sAcoi6ecL7eixjvmC6tGpXluIWAVC9QvrVSPJXDFRJBZ-SbXrYQ-FtqLb5~8nSdpxgLwEFiRgF54-EGGgd8YLo5AoAQQENlzgqGUg-E12i~Hodol6NIwmWAH~YWCV1UzewO0f7l5ReGOmj252u38h~28wNWKMvS7ke-LiDnxuBmBVm3jpukC-S1Onu~qNzVezZpwTDHGOiKRTirygkzvO3AuMh5OIuQFtyLFzDnC0tLvsDsePyt5JmMgNn5oVJk8HZjAWF011QbRiu2AF22Rclp6vqBQOQ71ieVQ6xK2k9KA__&Key-Pair-Id=KUT5TJCACFTXG","The Denison Planning Commission recommended approval on June 10 of a conditional use permit to allow an aggregate sales (transloading) yard on roughly a 41–42 acre tract within Union Pacific Railroad property north of Ray Drive and east of U.S. 75.

Staffer Miss York said the applicant intends to repurpose a former locomotive maintenance area to handle aggregate arriving by rail that will be unloaded, stockpiled and reloaded onto trucks for sale and distribution. \"Hours of operation will be consistent with those currently being utilized by UPR, which is 24 hours a day, seven days a week,\" Miss York said, adding that truck loading typically occurs between 4 a.m. and 6 p.m. Monday through Saturday but that some projects may require overnight operations.

The request drew questions about truck access, dust, noise and signage. The applicant said it is working with Union Pacific and TxDOT on a new access road from the site to Katy Memorial Expressway; that access is intended to be the sole customer/operational entrance and would remove truck traffic from West (Old) Morton Street and Ray Drive. The applicant's engineer, Andy Ardmore, said the project will keep the existing vegetated buffer along the north side of Ray Drive and use water-based dust suppression and a dedicated spray system; he described the backup alarms the company intends to use as quieter, localized \"white-noise\" alarms designed to alert only nearby workers.

Miss York told the commission that civil engineering plans for the access and utilities are under review and that the applicant must obtain applicable Texas Commission on Environmental Quality (TCEQ) permits. Staff recommended approval with several conditions, including: acquisition of required state and local permits; continuous abatement of dust and noise; maintenance of the existing tree line along Ray Drive; civil engineering plan approval and construction of the access road connecting under Highway 75 to Katy Memorial Expressway; placement of barriers along Ray Drive to prevent customer/operational traffic from using the existing Ray Drive/Old Morton entry; replacement of the east‑side Ray Drive gate for emergency access only; and civil engineering plan approval and construction of necessary utility infrastructure (water).

Commission discussion included whether signage would be provided to direct trucks to the new entrance, traffic impacts at the busy Highway 75/FM 120 corridor and an applicant-provided estimate of truck volume in the project narrative (staff noted the narrative lists roughly 100 trucks per day and asked the applicant to confirm). Miss York said staff and TxDOT had reviewed a traffic impact analysis and that TxDOT was comfortable with the proposed access and mitigation measures; she said staff would continue to coordinate with TxDOT during civil plan review.

The commission voted to recommend approval with the stated conditions. The recorded outcome was three in favor and one opposed; commissioners did not record individual named votes in the transcript. The Planning Commission's recommendation will be considered by Denison City Council at its June 16 meeting for final action.","The Denison Planning Commission voted to recommend approval of a conditional use permit for an aggregate sales/transloading yard on Union Pacific Railroad property, with conditions addressing access, dust and noise control, and utility infrastructure. The recommendation will go to City Council on June 16 for final action.","actionData","errors"]

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Commission recommends rezoning 2430 W. Coffin St. to SF‑5 for proposed 42‑lot subdivision; neighbors raise traffic, flooding and gas-station proximity concerns

Planning commission recommends conditional use permit for aggregate transload yard at Union Pacific site