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

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.