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2015-11-09 CC Minutes1 FARMERS BRANCH City of Farmers Branch Meeting Minutes City Council Monday, November 9, 2015 7:00 PM A. Joint Planning & Zoning and City Council Meeting Farmers Branch City Hall 13000 Wm Dodson Pkwy Farmers Branch, Texas 75234 Dr. Pepper Star Center The Joint Meeting of the City Council and the Planning and Zoning Commission of the City of Farmers Branch was called to order at 7:05 p.m. on the 9th day of November, 2015, at the Dr. Pepper Star Center, 12700 N. Stemmons Freeway, Farmers Branch, with the following roll call: Mayor & City Council: 7 - Mayor Bob Phelps, Mayor Pro Tem Kirk Connally, Deputy Mayor Pro Tem Harold Froehlich, Council Member Ana Reyes, Council Member John Norwood, Council Member Mike Bomgardner Planning & Zoning: 9 Chairperson Nancy Hardie, Vice Chairman Charles Beck, Commissioner Bronson Blackson, Commissioner Sergio De Los Santos, Commissioner David Honnoll, Commissioner Jason O'Quinn, Commissioner Jamie Reed, Commissioner Terry Lynne, Commissioner Chris Brewer A.1 TMP -1458 City of Farmers Branch Staff: 18 - Gary D. Greer City Manager, Amy Piukana City Secretary, LaJeana Thomas Executive Assistant; Charles Cox Managing Director Administration, John Land Managing Director Operations, Kevin Laughlin City Attorney, Brian Beasley Human Resource Director, Allison Cook, Economic Development Manager, Environmental Services & Solid Waste Manager Shane Davis; Andy Gillies Director of Community Services, Jeff Harting Parks & Recreation Director, Steve Parker Fire Chief, Randy •1Nalhood Public Works Director, Alexis Jackson Planning Manager. Mayor Phelps called the City Council Meeting to order at 7:05 p.m. Chair Nancy Hardie called the Planning and Zoning Meeting to order at 7:05 p.m. EXECUTIVE SESSION A special called meeting of the City Council and the Planning and Zoning Commission to review the 2003 West Side Plan and discuss the direction of future land uses on the West Side. Director of Community Services Andy Gillies reviewed a PowerPoint presentation of the West Side Comprehensive Plan. Mr. Gillies explained the plan was approved in Page 1 City of Farmers Branch 2003. Mr. Gillies reviewed the Texas Local Government Code which states all zoning regulations must be adopted in accordance with the Comprehensive Plan. Mr. Gillies noted that the 2003 West Side Plan is the Comprehensive Plan for this portion of the city. Mr. Gillies reviewed the future land use totals based on the 2003 West Side Plan. These totals include 6,000,000 square feet of office space, 190,000 square feet of retail, 1,250 hotel rooms, and 5,000 urban residential. Mr. Gillies then reviewed Mercer Crossing PD -88 Code reviewing the Mercer Crossing regulating plan from 2014. Mr. Gillies reviewed the following reasons single family housing was not recommended for West Side: (1) Existing land uses are incompatible with Single Family District; (2) Remoteness to other neighborhoods and needs; (3) Special flood control district; (4) possible environmental issues; (5) Opportunity cost; (6) Cost of community services. Mr. Gillies reviewed the 2003 West Side Plan explaining the Urban Center, Regional Center, Town Center, Neighborhood Center uses. Mr. Gillies explained several residential developers have expressed interest in the area, and tonight's meeting is to discuss the future land use and the direction of the West Side. Mr. Gillies provided history of the area noting in the late 1950's some of the West Side was used as a landfill site. Mr. Gillies explained in 1968 a portion of the area was used by GNB Battery Plant. He noted that the City is currently testing soil and water samples, and preliminary results indicate heavy metals such as lead in the soil. He further reviewed the Mercer Crossing proposed pipeline alignment showing a map of the future gas line network throughout the Mercer Crossing area. Mr. Gillies then presented an example of potential tax value for a Corporate Headquarters on a 15 acre site noting it could bring an estimated total tax value of $363,588. That same 15 acre site, if used as Single Family Residential, created an estimated total tax value of approximately $173,454. Mr. Gillies also provided an estimated Cost of Community Services breakdown per improved square foot broken down by commercial land use and residential land use. From this internal study, Commencial land use costs the City approximately $0.81 per square foot while Residential land use costs the City approximately $1.57 per square foot. Council Member Bomgardner discussed the possibility of park expansion, trail maintenance, and costs associated with these additional services. Mr. Gillies explained that these estimated costs were included in the cost of services comparison. Mr. Gillies then added the example of the specific estimated costs for both Police and Fire with the development on the West Side. Mr. Gillies noted 6 additional Police Officers would be added along with 2 investigators for a total of $797,000. The Fire Department will require 3 additional Firefighters, 1 inspector and an additional emergency vehicle in the amount of $489,000 for a combined total of approximately $1,286,000. In reference to the GNB site, Council Member Reyes asked if there had been any violations and fines similar to Exide Plant in City of Frisco. Mr. Gillies replied there are no TCEQ violations or fines for the site. Shane Davis explained that unlike the Frisco location, this site was not used as a disposal site. Mr. Davis further explained the city is conducting test samples on the soil and water. Planning and Zoning Commissioner Lynne asked if the Comprehensive Plan requires both City Council and Planning and Zoning action. Mr. Gillies stated that the Planning and Zoning Commission is a recommending body to the City Council. The City Council takes final action. Page 2 1 1 1 Planning and Zoning Commissioner Lynne asked if Valwood Improvement District had provided any comments. Mr. Gillies replied he is unaware of their position noting a Public Hearing would be held to allow public opinion on the matter. Commissioner Lynne asked if any waste runoff had infiltrated the lake area. Mr. Gillies stated that the preliminary studies have not been received. Commissioner Lynne asked if the gas well sites would be existing non - conforming. Mr. Gillies explained the gas well sites are entitled to remain through the Special Use Permit, which do not have time limits. Council Member Norwood asked if the SUP permits could be revoked. City Attorney Kevin Laughlin explained the SUP could be revoked, however; noted these locations would have legal status as an existing nonconforming use. Planning and Zoning Commissioner Lynne discussed the requirement of building a 600 ft. no build zone around the gas well site. Mr. Gillies suggested relocating the gas well sites. Planning and Zoning Commissioner Lynne asked why the Nebraska Furniture Mart and 7 Eleven Developments fell through. Managing Director John Land explained Nebraska Furniture Mart was lost due to incentives offered by the City of Colony and the 7 Eleven Headquarter Development required more multi -use and single family developments nearby. Council Member Bomgardner asked if apartments could be constructed on the proposed rezoning site. Mr. Gillies explained, it is possible, but added that the development would have to meet all criteria and the code requirements including architectural standards and street scape requirements. Council Member Bomgardner advised that a market analysis study be conducted if we go over 5,000 apartment units. Council Member Bomgardner expressed concern with maintenance and upkeep, noting as apartment's age, could increase poverty to the area. Pat Canuteson representing the Valwood Improvement District spoke explaining the current condition of the levy and storm water system. Council Member Reyes expressed concern regarding the cost of services, suggesting an independent firm conduct a study to review the west side. Planning and Zoning Commissioner O'Quinn asked if the property owner could cause delay of development. Mr. Land confirmed it is possible. He further explained that several developers have expressed interest in the site. Planning and Zoning Commissioner Lynne spoke regarding his concerns of waiting for study results, which could be a missed opportunity. Council Member Norwood stated this is a difficult decision, and the City needs to look at the highest and best use in regards to residential vs. non - residential. He further stated, however, that conducting an amendment to the Comprehensive Plan and waiting a couple of years is not going to help with this grey issue. Council Member Norwood stated that he supported a financial analysis comparing the proposed single family residential development to that of existing PD -88 land uses if the study could be done quickly. Planning and Zoning Commissioner O'Quinn stated single family residential City of Farmers Branch Page 3 1 1 1 B. development on the West Side would provide more opportunity to attract new residents which will draw more retail into the City and increase tax revenue. Planning and Zoning Chairperson Hardie noted that both the Planning and Zoning Commission and City Council need to be well informed with each decision and its impacts. Planning and Zoning Commissioner Beck asked if the City could obtain ownership of the property. City Attorney Kevin Laughlin explained that city purchase of property is prohibited by the State Constitution and considered to be eminent domain. Planning and Zoning Commissioner Blackson stated more detailed information, numbers and facts are needed before a decision can be made on this issue. Deputy Mayor Pro Tem Froehlich stated the PD -88 master plan doesn't work, and asked everyone to look at the current market. Mr. Land stated there is a high demand for Office space currently in the region. Deputy Mayor Pro Tem Froehlich suggested looking at the city strategically and suggested a review of a market plan. City Manager Gary Greer explained a study could be conducted to compare the future value of the proposed residential development to the land uses proposed in PD -88. Mr. Greer stated that these situations require careful evaluation of what is best for the city in the long term. Mr. Greer added that the City needs to take advantage of the right development opportunities that create balance, drive value, and build wealth within our community. ADJOURNMENT Deputy Mayor Pro Tem Froehlich motioned to adjourn. Motion seconded by Mayor Pro Tem Connally. Motion prevailed by the following vote: Aye: 5 - Mayor Pro Tem Connally, Deputy Mayor Pro Tem Froehlich, Council Member Reyes, Council Member Norwood and Council Member Bomgardner The City Council adjourned at 8:54 p.m. Planning and Zoning Commissioner O'Quinn motioned to adjourn. Motion seconded by Commissioner Lynne. Aye: 9 - Chairperson Hardie, Vice Chairman Beck, Commissioner Biackson, Commissioner De Los Santos, Commissioner Honnoll, Commissioner O'Quinn, Commissioner Reed, Commissioner Lynne, Commissioner Brewer The Planning and Zoning Commission adjourned at 8:55 p.m. Bob Phelps, Mayor N c Hardie, Chairperson City of Farmers Branch Page 4 1 1 1 ATTEST: I ATTEST: Amy P.,',' a �ity Secretary Kenecia Brown, Administrative Secretary • 0. oo• • ®e eo . \ TEXN° / rtf rrr City of Farmers Branch s s Page 5