Denton Zoning Board approves parking variance for Kwik Trip, requires stormwater mitigation

The Denton Zoning Board of Adjustment voted 6-0 to grant a parking-variance request for a proposed Kwik Trip automotive fuel-sales site at the northeast corner of Cooper Creek Road and University Drive.

Matt Lea, the city’s assistant designer, told the board staff received a request to add 16 spaces to the site’s plan — for a total of 39 spaces — because comparable franchise sites adjacent to busy arterials such as US 380 showed peak parking demand that exceeded the city’s code limits. "This request is for an additional 16 parking spaces for a total of 39 parking spaces," Lea said during the staff presentation.

The Denton Development Code (DDC) requires a minimum of 15 parking stalls for the use; administrative staff may approve up to 23 stalls. The applicant asked for 39. Lea walked the board through the DDC’s six variance considerations and said staff "has no objection" if the board determines a compelling, unnecessary hardship exists, while also asking that any additional stormwater discharge be mitigated.

Tariq Samuels, real estate project manager for Kwik Trip, presented photos and prior site plans from similar locations and argued that inadequate parking has led to vehicles parking in fire lanes and in front of trash enclosures, creating safety risks. "We’re asking for 39 here," Samuels said, adding that the additional stalls would reduce customers circling the site and occupying unsafe locations.

Board members questioned staff and the applicant about surrounding zoning and future land use, the origin of the current 2019 parking ratios, where extra stalls would be placed on the site, ADA requirements and runoff mitigation. Angie Mangler, assistant planning director, clarified that engineering review requires development not to increase discharge and pointed to adopted iSWIM standards used to design additional parking mitigation. "Per Texas state law, you're not allowed to increase that with your development," Mangler said.

After closing the public hearing, a board member moved to approve the variance with the condition that stormwater mitigation be required; another member seconded. The motion was amended to include findings noting the site's arterial-corridor location and similarity to prior approvals. The board approved the request 6-0.

The variance approval allows the applicant to pursue the site plan that incorporates the additional parking, subject to the stormwater mitigation measures that will be reviewed in civil engineering plan review. The board’s decision will be reduced to writing and signed by the chair, as required by the DDC.

Next steps: the applicant will proceed with civil engineering design and permit review; the board also asked staff to provide future packet materials with clearer context on surrounding current and future land use when similar cases are heard.