Planning commission recommends approval of four‑building office‑warehouse project after debate over greenbelt and screening

The Frisco Planning and Zoning Commission voted to recommend approval of a specific use permit for a four‑building office‑warehouse distribution center totaling just over 350,000 square feet, following a presentation by the applicant and technical responses from development staff.

Jonathan Hubbard, a development services staff member, told the commission the property is zoned highway, where office‑warehouse uses are generally allowed, but the proposed amount of warehouse space triggers a specific use permit. Hubbard said the proposal “meets each of those conditions” in the staff report and recommended approval subject to the site plan and exhibits.

Bridal Dunbar, representing East Group Properties, described the company as “a national company with a local presence” that focuses on high‑end, multi‑tenant distribution properties. Dunbar said the project is designed to “integrate this development within the green space,” placing many primary entrances to face the natural area and proposing trails, enhanced plantings, seating and educational signage in the open space.

Commissioners’ questions focused on the potential impact on the adjacent natural area and on operational details. One commissioner asked whether the applicant’s plans would prevent future trail connections or development on the opposite side of the greenbelt; Hubbard said the city’s hike‑and‑bike master plan does not show a trail at that location and noted constraints on permitted NTTA crossings. Hubbard also said the triangular lot shape and proposed orientation would screen many truck docks and that the applicant has proposed a double row of trees along the western boundary to increase screening.

Commissioners pressed staff for truck dock counts and traffic impacts. Dunbar said the team could provide dock counts; Hubbard said staff did not require a traffic study for this application, explaining that truck‑oriented uses generally generate less peak traffic than comparable retail or office uses and that the site fronts a highway route. Hubbard added that staff’s review emphasized how truck docks are screened rather than the exact dock tally.

Vice‑chair and other commissioners expressed appreciation for the proposed landscaping and screening but also cautioned about preserving remaining natural space along the Highway 121 corridor. One commissioner said, “We have very little natural space left in Frisco, so I think we should tread lightly,” while another staff member emphasized that preserving natural features is a standard consideration in development reviews.

Chair pro tem Britney Kolberg noted for the record that Commissioner Sean Merrill recused himself from this item. The commission voted to approve the SUP as recommended by staff; the outcome recorded was 5 yes, 0 no and 1 recusal.

As a recommendation from the Planning and Zoning Commission, the decision will be forwarded to the City Council for final action. The staff report noted the owner has voluntarily signed a development agreement that will appear on the same City Council agenda as the SUP hearing.