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1 City of Farmers Branch City Hall Wm. Dodson Pkwy Farmers Branch, TX Meeting Agenda - Final Planning and Zoning Commission Monday, October 12, :00 PM City Hall Study Session Meeting to be held at 6:00 PM in Study Session Room Hard copies of the full Planning and Zoning Commission agenda packet are accessible the Friday prior to every regularly scheduled meeting at the following locations: 1) Manske Library 2) City Hall Additionally, the agenda packet is available for download from the City s web site at This download may be accessed from any computer with Internet access, including computers at the Manske Library and in the lobby of City Hall. Any individual who wishes to speak on an agenda item should fill out a Registration Form for Appearance before the Planning and Zoning Commission (white card located in the back of the Council Chambers) and submit the completed card to City Administraion member prior to the start of the meeting. A. STUDY SESSION A.1 TMP-1439 Discuss regular agenda items. A.2 TMP-1435 Presentation on the Eastside Plan project. A.3 TMP-1446 Update and discussion on Special Called Planning and Zoning meeting for October 14 regarding the future direction of the West Side. B. REGULAR AGENDA ITEMS B.1 TMP-1440 Consider approval of the September 28, 2015 Planning and Zoning Commission minutes and take appropriate action. B.2 15-SP-08 Consider a request from The Billingsley Company for a Detailed Site Plan approval for a new flex office building at 2250 Morgan Parkway and take appropriate action. City of Farmers Branch Page 1 Printed on 10/8/2015

2 Planning and Zoning Commission Meeting Agenda - Final October 12, 2015 C. PUBLIC HEARING E. ADJOURNMENT Farmers Branch City Hall is wheelchair accessible. Access to the building and special parking are available at the main entrance facing William Dodson Parkway. Persons with disabilities planing to attend this meeting who are deaf, hearing impaired or who may need auxiliary aids such as sign interpreters or large print, are requested to contact the City Secretary at (972) at least 72 hours prior to the meeting. Certification I certify that the above notice of this meeting was posted on the bulletin board at City Hall on Thursday, October 8, 2015 by Kenecia Brown. City Administration City of Farmers Branch Page 2 Printed on 10/8/2015

3 Agenda Date: 10/12/2015 City of Farmers Branch Staff Report File Number: TMP-1439 Version: 1 Status: Study Session Farmers Branch City Hall Wm Dodson Pkwy Farmers Branch, Texas In Control: Planning and Zoning Commission File Type: Report Agenda Number: A.1 Discuss regular agenda items. City of Farmers Branch Page 1 Printed on 10/9/2015

4 Agenda Date: 10/12/2015 City of Farmers Branch Staff Report File Number: TMP-1435 Version: 1 Status: Study Session Farmers Branch City Hall Wm Dodson Pkwy Farmers Branch, Texas In Control: Planning and Zoning Commission File Type: Report Agenda Number: A.2 Presentation on the Eastside Plan project. City of Farmers Branch Page 1 Printed on 10/9/2015

5 Agenda Date: 10/12/2015 City of Farmers Branch Staff Report File Number: TMP-1446 Version: 1 Status: Study Session Farmers Branch City Hall Wm Dodson Pkwy Farmers Branch, Texas In Control: Planning and Zoning Commission File Type: Report Agenda Number: A.3 Update and discussion on Special Called Planning and Zoning meeting for October 14 regarding the future direction of the West Side. City of Farmers Branch Page 1 Printed on 10/9/2015

6 Agenda Date: 10/12/2015 City of Farmers Branch Staff Report File Number: TMP-1440 Version: 1 Farmers Branch City Hall Wm Dodson Pkwy Farmers Branch, Texas Status: Regular Agenda In Control: Planning and Zoning Commission File Type: Minutes Agenda Number: B.1 Consider approval of the September 28, 2015 Planning and Zoning Commission minutes and take appropriate action. City of Farmers Branch Page 1 Printed on 10/9/2015

7 City of Farmers Branch City Hall Wm. Dodson Pkwy Farmers Branch, TX Meeting Minutes - Final Planning and Zoning Commission Monday, September 28, :00 PM City Hall Study Session Meeting to be held at 6:00 PM in Study Session Room Hard copies of the full Planning and Zoning Commission agenda packet are accessible the Friday prior to every regularly scheduled meeting at the following locations: 1) Manske Library 2) City Hall Additionally, the agenda packet is available for download from the City s web site at This download may be accessed from any computer with Internet access, including computers at the Manske Library and in the lobby of City Hall. Any individual who wishes to speak on an agenda item should fill out a Registration Form for Appearance before the Planning and Zoning Commission (white card located in the back of the Council Chambers) and submit the completed card to City Administraion member prior to the start of the meeting. A. STUDY SESSION Present 9 - Staff 3 - Commissioner Jamie Reed, Commissioner Sergio De Los Santos, Vice Chairman Chuck Beck, Commissioner Bronson Blackson, Commissioner David Honnoll, Commissioner Jason O'Quinn, Chairman Nancy Hardie, Commissioner Terry Lynne, and Commissioner Chris Brewer Andy Gillies Director of Community Services, Andreea D. Udrea Planner II, and Kenecia Brown Administrative Assistant I A.1 Discuss regular agenda items. A.2 Discuss future direction for West Side. B. REGULAR AGENDA ITEMS B.1 Consider approval of the August 24, 2015 Planning and Zoning Commission minutes and take appropriate action. Chairperson Hardie called the Regular Session meeting to order at 7:03 pm. A motion was made by Commissioner O'Quinn, seconded by Commissioner City of Farmers Branch Page 1

8 Planning and Zoning Commission Meeting Minutes - Final September 28, 2015 Honnoll, that the Minutes be approved. The motion carried by the following vote: Aye: 9 - Commissioner Jamie Reed, Commissioner Sergio De Los Santos, Vice Chairman Beck, Commissioner Bronson Blackson, Commissioner David Honnoll, Commissioner Jason O'Quinn, Chairman Hardie, Commissioner Terry Lynne and Commissioner Chris Brewer C. PUBLIC HEARING C.1 Consider a request from Donald Jones for a Specific Use Permit to allow the reuse of a portion of an existing warehouse as a Corporate Storage Facility at 4250 McEwen Rd. and take appropriate action. This site is located within the Light Industrial zoning district. Andreea Udrea, Planner II, gave a brief presentation stating that the site is located in the Light Industrial zoning district, on the southeastern corner of Midway Rd. and McEwen Rd; noting that the property is composed of two buildings: an industrial warehouse and self-storage facility. The site currently includes the existing 2 story industrial warehouse (134,059 sq. ft.) and 82 parking spaces. The requested Specific Use Permit refers to the eastern warehouse, in which the applicant is proposing façade improvements, parking lot improvements, an expansion of the mezzanine into the second floor for use as self-storage, and the use of the ground floor as a warehouse. Signage, service ramps, large industrial style elevators, and a kiosk for secure entry will also be added to the property. The applicant has obtained a shared parking agreement with the neighboring business for the use of 21 spaces. The applicant s landscape plan proposes the use of additional shrubbery, ground-covers, improved landscape islands, and curb redesign. All surrounding property owners within 200 ft. of the property were notified; no letters of opposition were received. Chairman Hardie invited the applicant, Donald Jones, to the podium. Mr. Jones (4216 Little Bend Ct, Fort Worth, TX), owner of Donald Jones Consulting Services, begins his presentation by noting his work experience in the self-storage industry and his intentions for the property. Chairman Hardie asked Mr. Jones for a tentative date to begin the project; Mr. Jones advises that the project will begin approximately days after the approval process is completed. Commissioner O Quinn asks Mr. Jones to define how capital funds will be allocated to complete proposed improvements. Mr. Jones notes that approximately $2 million will be allocated to cover the cost of purchasing the property and completing the construction plans in phases. Commissioner O Quinn asks if the storage facility will be used primarily by corporate tenants or surrounding residents. Mr. Jones advises that approximately 20% corporate and 80% of surrounding residents are anticipated to use the facility. Commissioner O Quinn asked about parking arrangements for moving trucks. Mr. Jones advises that an estimate of 2 or 3 vehicles will use the loading dock at the same time to avoid a delay in traffic flow. Commissioner Lynne asked if the entire building will be used for storage units and if vehicle storage will be offered. Mr. Jones advises that vehicle storage will not be offered and notes that the current building plans will only utilize a portion of the building for storage units. City of Farmers Branch Page 2

9 Planning and Zoning Commission Meeting Minutes - Final September 28, 2015 Commissioner Reed asked Mr. Jones to address the proposed site s improved security features. Mr. Jones advises that proper lighting, monitors, and approximately 16 video cameras will be installed in the elevators and throughout the facility. Chairman Hardie asks if anyone in the audience wanted to speak regarding this request; there being none, Chairman Hardie closed the public hearing. A motion was made by Commissioner O'Quinn, seconded by Commissioner Blackson, that this Specific Use Permit be recommended for approval. The motion carried by the following vote: Aye: 9 - Commissioner Jamie Reed, Commissioner Sergio De Los Santos, Vice Chairman Beck, Commissioner Bronson Blackson, Commissioner David Honnoll, Commissioner Jason O'Quinn, Chairman Hardie, Commissioner Terry Lynne and Commissioner Chris Brewer C.2 Consider a request from Mustang Station Ltd. for a Detailed Site Plan approval of the Second Phase of a multifamily apartment complex located at 2501 Bill Moses Pkwy, within Planned Development Number 86 (pd-86) zoning district and take appropriate action. This site plan includes two Special Exceptions. Andy Gillies, Community Services Director, gave a brief presentation stating that the 2.6 acre site is located north of Bill Moses Pkwy and west of Charlie Bird Pkwy; noting that Mustang Station Phase I has been completed. The applicant s site plans include a 5 level parking garage that holds 263 parking spaces, a 4 story-186 unit apartment building, two interior courtyards, a loading area for moving trucks, and various parking for residents around the property. According to the restrictions agreement, 10,000 sq. ft. of flex space must be provided if feasible; the presented site plans meet these requirements. The apartment units range from 1-3 bedrooms that are 588 sq. ft sq. ft., respectfully. At 430 ft., the length of the building is 30 ft. shy of the PD-86 requirement. This is the first of the special exceptions for this property. PD-86 also requires that the finished floor elevation be no less than 30 above the exterior sidewalk elevation. For this property, a lower elevation was accepted in order to satisfy the existing slope of the site. This is the second of the special exceptions. The landscape plan contains 18% of the site and includes the interior courtyards (which are comprised of an outdoor cooking area, pool, fountain, and sitting area), the perimeter edge, and additional landscaping next to the existing fountain and plaza that were created in Phase I. Chairperson Hardie asks if any Commissioners had any questions regarding the agenda item presented. Commissioner O Quinn asked if the stoop height variance will affect the uniformity of the entrance aesthetics. Mr. Gillies advises that the same general façade elements and materials that were used in Phase I will be used in Phase II. Commissioner O Quinn asked if the apartment units could be modified to accommodate an increased demand for retail space. Mr. Gillies advised that no flex space is proposed for Phase II, only residential space. Commissioner Reed inquired about the reduced number of parallel parking spaces. Mr. Gillies notes that the reduced on-street parking would allow more landscaped areas and provide more variety in the parking pattern around the property. Chairperson Hardie asks if any Commissioners had any questions regarding the agenda item; there being none, Chairperson Hardie invites the applicant, Erik City of Farmers Branch Page 3

10 Planning and Zoning Commission Meeting Minutes - Final September 28, 2015 Earnshaw, to the podium. Mr. Earnshaw (4202 Beltway Rd., Addison, TX), partner at BGO Architects, begins his presentation by noting the success of Mustang Station Phase I and his intentions for Phase II. He reviews the physical location, site plans, and landscape plans as they relate to the adjacent residences, potential retail areas, and surrounding parking spaces. Chairperson Hardie if any Commissioners had any questions regarding the applicant s presentation; there being none, Chairperson Hardie asked if anyone in the audience wanted to speak regarding this request. Marc Footlik, representative for Western Securities (Developer for Mustang Station), presented his development plans to increase retail spaces, accommodate customer needs, and address residential convenience. Chairperson Hardie asked is any Commissioners had any questions for the Mr. Earnshaw and/or Mr. Footlik; there being none, members of the audience are invited to speak. A resident of Mustang Crossing expressed her concern for parking and traffic congestion on Charlie Bird Pkwy that will be caused by the property construction, additional residents, and retail spaces. The resident also asked for clarification regarding the use of the rooftop area of the apartment building. Mr. Gillies advises that the rooftop area will be used as an outdoor living space for residents only. Additionally, Mr. Gillies discusses the strategic placement of the limited parking areas along Charlie Bird Pkwy to minimize congested traffic flow. Commissioner O Quinn asked if there will be a vertical wall that prevents residents from looking over the edge of the building. Commissioner Beck about the visibility along the balcony area. Commissioner Reed asked for an estimate of the landscape area facing the balconies. Mr. Earnshaw advises that the rooftop area will have restrictions to increase safety and maintain appropriate use; addresses the enhanced visibility of the 1,200 sq. ft. open space that the balcony design and amenities offer the residents. Mr. Footlik approached the podium to discuss the subtle differences in the amenities and design between Phase I and Phase II. An Shin, (2524 Charlie Bird Pkwy), approached the podium to speak on behalf of the Mustang Station residents to express their concerns regarding the safety and traffic congestion that Phase II may cause. She notes that the traffic will hinder the use of the alleyway near the apartment complex and in the event of an emergency, the limited parking or roadway access may impede emergency vehicles. Cathy Burns, (12781 Charlie Bird Pkwy), addressed her concerns for the limited parking or access to the alleyway due to congested traffic. Ms. Burns is also concerned that the construction schedule, debris, and loud residents will become uncontrollable. Marcus Miller, (2510 Bill Moses Pkwy), expressed his concern that the construction schedule may lag, similar to the 18 month lag that occurred during Phase I. Doug Sumang, (2525 Charlie Bird Pkwy), asked about the total number of parking spaces that will occupy the Phase II parking garage. Mr. Gillies advises 263 spaces. Mr. Sumang reiterates that additional parking spill over will affect available parking around the property. John Humphries, (2919 Charlie Bird Pkwy), expressed his concern regarding the City of Farmers Branch Page 4

11 Planning and Zoning Commission Meeting Minutes - Final September 28, 2015 traffic congestion, construction material storage, and the parking area for the construction workers that may interfere with allotted spaces for residents. Mr. Earnshaw approached the podium to address the questions presented during the public hearing. He notes that the parking space ratio is above the requirement, the traffic congestion will be moderate, and the construction site will be monitored to manage the schedule, materials, and site appearance until completion. Commissioner O Quinn asked about the accessibility of the parking garage during peak traffic times and inquires about the loading area for moving trucks. Mr. Earnshaw advises that the entry gate is timed to limit the number of vehicles that enter or exit the parking garage to help manage security and traffic needs and the loading area can be moved further down the street to accommodate traffic flow and site appearance. Commissioner De Los Santos and Commissioner Lynne express their concerns about traffic congestion and visitor parking. Mr. Earnshaw notes that there will be 12 parking spaces outside of the parking area and a total of 63 additional parking spaces to allow for overflow. Cathy Burns, (12781 Charlie Bird Pkwy), asked the Commissioners to discuss the use of the apartment building rooftop area. Commissioner Lynne advises that the area will be used as an outdoor space, only and not a rooftop bar. Chairperson Hardie closes the public hearing and invites the Commissioners to deliberate on the agenda item. Commissioner Blackson notes that the applicant and developer have thoroughly addressed the parking areas and potential issues for the project. Kathy Burns approaches the podium. Chairperson Hardie advises that the public hearing is closed. Commissioner De Los Santos asked the applicant to review potential alternatives for the parking and traffic flow to lessen the congestion. Commissioner De Los Santos suggests the possibility of using the promenade as an access point for the garage. Commissioner Blackson notes that the promenade is only permitted for pedestrians. Mr. Gillies confirms that the use of the promenade is only for service and emergency vehicles. A motion was made by Commissioner Blackson, seconded by Commissioner Lynne, that this Detailed Site Plan includig the 2 Special Exceptions be recommended for approval. The motion carried by the following vote: Nay: Aye: Commissioner Sergio De Los Santos Commissioner Jamie Reed, Vice Chairman Beck, Commissioner Bronson Blackson, Commissioner David Honnoll, Commissioner Jason O'Quinn, Chairman Hardie, Commissioner Terry Lynne and Commissioner Chris Brewer E. ADJOURNMENT A motion was made by Commissioner O'Quinn, seconded by Commissioner De Los Santos, to adjourn the meeting at 8:44 pm. The motion carried by the following vote: City of Farmers Branch Page 5

12 Planning and Zoning Commission Meeting Minutes - Final September 28, 2015 Aye: 9 - Commissioner Jamie Reed, Commissioner Sergio De Los Santos, Vice Chairman Beck, Commissioner Bronson Blackson, Commissioner David Honnoll, Commissioner Jason O'Quinn, Chairman Hardie, Commissioner Terry Lynne and Commissioner Chris Brewer Farmers Branch City Hall is wheelchair accessible. Access to the building and special parking are available at the main entrance facing William Dodson Parkway. Persons with disabilities planing to attend this meeting who are deaf, hearing impaired or who may need auxiliary aids such as sign interpreters or large print, are requested to contact the City Secretary at (972) at least 72 hours prior to the meeting. Certification I certify that the above notice of this meeting was posted on the bulletin board at City Hall on Thursday, September 24th, 2015 by Kenecia Brown. City Administration City of Farmers Branch Page 6

13 Agenda Date: 10/12/2015 City of Farmers Branch Staff Report File Number: 15-SP-08 Version: 1 Farmers Branch City Hall Wm Dodson Pkwy Farmers Branch, Texas Status: Regular Agenda In Control: Planning and Zoning Commission File Type: Site Plan Agenda Number: B.2 Consider a request from The Billingsley Company for a Detailed Site Plan approval for a new flex office building at 2250 Morgan Parkway and take appropriate action. BACKGROUND: The applicant has proposed to develop a new flex office building located at 2250 Morgan Parkway, located at the city limit between the City of Farmers Branch and the City of Dallas. The site is located within Planned Development No. 97 (PD-97) zoning district. RECOMMENDATION: Staff recommends approval of the proposed Detailed Site Plan. ACTIONS: 1. Motion to recommend Approval of the Detailed Site Plan as presented at this meeting. 2. Motion to recommend Denial of the Detailed Site Plan as presented at this meeting. 3. Motion to recommend Approval of the Detailed Site Plan with the following modifications.. 4. Motion to continue discussions on this case at the next meeting. ATTACHMENTS: 1. Location Map 2. Aerial Map 3. Staff report 4. Conceptual Plan 5. Site Plan 6. Landscape Plan 7. Elevations 8. Site Photographs City of Farmers Branch Page 1 Printed on 10/9/2015

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16 S T A F F R E P O R T Case Number: Request: Address: Lot Size: Petitioner: 15-SP-08 Detailed Site Plan approval 2250 Morgan Parkway Acres The Billingsley Company Existing Conditions: The site is located in the northwest quadrant of LBJ Freeway (I-635) and Stemmons Freeway (I- 35 East), approximately 1,000 feet north of LBJ Freeway. The property is bordered by newly developed light industrial land uses and undeveloped tracts to the east and south, and also by Farmers Branch Creek to the west. This undeveloped, rectangle shaped tract of acres is located at the city limit line, between the City of Farmers Branch and the City of Dallas. Approximately acres of this site is located within Farmers Branch, with the remaining 9.82 acres located in Dallas. City staff worked with the City of Dallas to make sure there was in place the proper coordination between the two entities in regards to fire protection and building inspection. This site is located within Planned Development District No. 97 (PD-97) which was established for a wide variety of light industrial, retail and office uses. The applicant, the Billingsley Company, is in the process of developing a new business park in this area, consisting of an approximate total of 132 acres, of which 48.1 acres are located in Famers Branch. The conceptual plan for this Business Park was approved as part of PD-97 in July 2013 with the adoption of Ordinance No This Detailed Site Plan application refers to the building to the south of Morgan Parkway, building 4 according to the Conceptual Site Plan (See Conceptual Plan). Site Design: The applicant is proposing to develop a new Flex-Office building containing warehouse with minimal office space (roughly 20% of gross area) which will be approximately 204,000 sf. The building is being developed for multiple tenants. However, since there are no tenants at this time, there is no floor plan. The site will be accessible from a drive access off of the newly created Morgan Parkway to the north, within Farmers Branch, and with two drive access points from Mustang Drive, to the south, within the City of Dallas. This proposed rectangular shaped building is orientated with the longer portion on the northwest southeast direction, and the wider side along Mustang Drive. The northwestern and southeastern sides of the building are proposed to be loading areas with loading docks. All corners of the building will be the access points for different future tenants (See Site Plan).

17 The proposed building will be one story and approximately 39 feet in height. The exterior of the building will be 99% masonry material comprised of a combination of natural stone veneer and paint over tilt walls. The corners of the building will be covered with natural stone veneer adherent to site cast concrete panel. The elevation for the loading areas will be painted over the site cast concrete panels. The building will also have steel canopies with metal coping and awnings (See Elevation). Parking/Loading: The applicant is proposing to develop 276 parking spaces around all 4 sides of the building and 24 trailer parking spaces along Mustang Drive. PD-97 require 204 parking spaces. The applicant meets and exceeds the requirement. The applicant has proposed no outdoor storage. Landscaping: The proposed Landscape Plan has approximately 43% of the site used as natural or open space, distributed along the perimeter of the property, in islands on all corners, along the interior driveways and streets and evenly distributed in the parking lots. PD-97 requires 10% of the overall site to be landscaped open space. A 3, landscaped berm is proposed along Mustang Drive to screen the truck trailer parking lot from public view. The Landscape Plan includes a combination of trees and shrubbery. The applicant plans to install approximately 150 new trees, a variety of Red Oak, Bald Cypress, and Live Eastern Red Cedar. (See Landscape Plan). Along the western property line of the site, a solid row of evergreen shrubbery is proposed to help screen the future truck parking from view along roadway. Signage: The applicant has proposed installing one, 10 x5, multi-tenant monument sign on the eastern drive access, along Mustang Drive, on the City of Dallas site. Comprehensive Plan: The 2003 West Side Plan, the Comprehensive Plan for the western portion of the City, designated this area as a future Employment District. Therefore this proposed flex office building is consistent with the West Side Plan.

18 Thoroughfare Plan: The 2013 Thoroughfare Plan does not identify a major collector street extending westerly from Stemmons Freeway. Morgan Parkway is a 4 lane divided street. There is adequate right-of-way (100 ) available within the Parkway for additional lanes if ever required. No plans are proposed at this time to expand or extend Morgan Parkway. Public Response: This Detailed Site Plan request does not require notification of the surrounding property owners or the placement of a sign. Therefore, no notification letters were sent out by the City. As of October 9 th, no letters of opposition have been received.

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20 Site Plan

21 Landscape Plan

22 Elevations

23 Site Photographs