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Commission backs zoning amendment for indoor amusement center at LBJ Freeway; developer seeks larger sign
Summary
The commission recommended approval of a zoning amendment to add indoor commercial amusement for a proposed 11 Max amusement park at 4355 LBJ Freeway, including a request for a larger wall sign; staff and applicants addressed safety, ceiling heights and operations during the hearing.
The Farmers Branch Planning and Zoning Commission on Jan. 27 voted to recommend a zoning amendment allowing an indoor commercial amusement facility in a portion of the building at 4355 LBJ Freeway in PD 40, where the applicant plans an indoor amusement/party venue marketed primarily to children.
The applicant, operating under an 11 Max concept, proposes to use roughly a 30,000-square-foot suite on the second floor of a 150,000-square-foot warehouse/retail building for attractions including trampolines, arcade and virtual reality stations and themed party rooms. Sarah Bergman, deputy director of planning, told commissioners the use is consistent with the City of Farmers Branch 2045 comprehensive plan's mixed-use guidance for the corridor.
Why it matters: The proposal creates a new entertainment use in a major arterial corridor and includes a requested waiver to allow a larger wall sign (applicant requested up to 400 square feet where staff said properties along LBJ typically have a 300-square-foot maximum). The commission's recommendation advances the request to City Council on Feb. 18.
Operational and safety details discussed: applicants and staff addressed ceiling height and equipment limits, security and concessions layout. Sarah Bergman said the majority of the amusement area would be on the second floor and a new kitchen would be installed on the first floor to serve the upstairs space. The applicant's representative, Yu Xiu, said the 11 Max concept has locations in China and South Korea and that the Farmers Branch location will be designed to attract families from across North Texas. Architect Isaac Robinson said construction documents are in preparation.
Commissioners asked about ceiling heights for trampoline equipment; staff and the applicant reported a typical ceiling of 16 feet with one area up to 19 feet. "We've got the tallest piece of equipment at 16 feet ... We will have 19 foot at those areas where it's a little bit taller equipment," one staff member said during the discussion. The applicant said security plans will include cameras and on-site security staff; staff also confirmed that the property is not in overlay districts that would allow on-premise alcohol sales for this location, and a staff member stated alcohol sales are not permitted for the site.
The commission approved the recommendation to City Council. The motion to recommend approval of the ordinance passed and will be scheduled for City Council consideration on Feb. 18.
