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Planning commission approves Cole Ranch master-plan zoning amendment
Summary
The Denton Planning and Zoning Commission voted 4-0 to approve a major amendment to the Cole Ranch master plan community that reduces light industrial acreage and reallocates land to mixed-use and residential zoning while keeping previously approved housing caps unchanged.
The Denton Planning and Zoning Commission on Jan. 29 approved AMPC 24-001B, a major amendment to the Cole Ranch master plan community that shifts base zoning on portions of the roughly 3,169-acre development away from light industrial to mixed-use and residential districts. The vote was 4-0.
City staff told commissioners the amendment reduces about 316 acres of light industrial zoning and 17 acres of Residential-7 zoning and redistributes that land primarily to Mixed-Use Neighborhood and Mixed-Use Regional districts, with smaller increases in Residential-6 and Residential-4. Staff recommended approval and found the change consistent with the Denton 2040 Comprehensive Plan and the Cole Ranch MPC’s approval criteria.
The amendment does not change the total number of housing units approved under the Cole Ranch MPC: a cap of 5,900 single-family units and 3,200 multifamily units remains in place. Staff and the applicant said the change is intended to reduce conflicts between residential areas and heavy truck traffic associated with modern distribution warehouses and to align the base zoning map with the MPC’s internal land plan and infrastructure agreements.
During the public hearing, Angie (Development Review Manager) presented the amendment, describing the site as predominantly pasture with some farm structures, mature trees and confirmed or potential environmentally sensitive areas. Angie said the requested rezoning is not expected to create adverse impacts and that adequate roads and public facilities are available per the operating and project agreements associated with Cole Ranch. She also reported no written responses were received in favor, opposition or neutral and that a December 2024 neighborhood meeting held by the applicant recorded no attendees besides the applicant team.
OC Vest, project manager for Cole Ranch Company, told the commission he has worked on the project for about 15 years and described the original inclusion of light industrial zoning as a family preference that reflected the landowner’s other holdings. Vest said experience at a family industrial park in Fort Worth showed that modern “light industrial” in the Dallas–Fort Worth area typically becomes large-scale distribution uses that generate continuous truck traffic and can conflict with adjacent residential development. Vest said the amendment would allow a broader range of housing products, including larger lot sizes in parts of the project, while leaving the overall unit caps unchanged.
Commissioner Villarreal moved to approve the amendment; Commissioner Briggs seconded. The commission voted 4-0 to approve AMPC 24-001B. The item is scheduled for a city council public hearing on Feb. 18.
Background: The Cole Ranch MPC covers a large planned area in southwest Denton west of I-35W, south of Tom Cole Road and bisected by FM 2449. The MPC’s preferred land preservation plan identifies environmentally sensitive areas that are subject to standards in the Cole Ranch approvals and the Denton Development Code.
