Farmers Branch planning commission backs zoning change to allow business-use self‑storage at Mathis Avenue

The City of Farmers Branch Planning and Zoning Commission voted to recommend a zoning amendment that would allow a self‑storage operation oriented to small businesses at 11410 Mathis Avenue, a property within Planned Development (PD) 22.

Sarah Bergman, Deputy Director of Planning, told commissioners the request covers about 9.72 acres and would only apply to the platted lot at 11410 Mathis Avenue. “The question for the commission tonight is related to the land use and whether or not a self storage facility is appropriate in this location,” Bergman said, adding that the applicants must resolve outstanding building- and zoning-code violations before any building permits or a certificate of occupancy can be issued.

The draft ordinance accompanying the amendment narrows allowable activities inside the building to storage/warehousing, wholesale (distribution to off‑site retailers only), and office uses. It expressly prohibits on‑site retail, automotive repair and machine‑shop uses. Because PD 22 does not currently list self storage, the applicant requested that parking be governed by the city’s comprehensive zoning ordinance: 1 space per 400 square feet of office and 1 space per 2,000 square feet of warehousing. Landscaping for new plantings would be required to include irrigation consistent with city standards.

Applicant materials and testimony described the facility as aimed at small businesses rather than household storage. Daniel Box, the applicant’s zoning attorney with Winstead P.C., said the operator has pursued similar adaptive‑reuse projects elsewhere and described the subtenant model in which a primary tenant manages leases to multiple smaller users. “We have worked diligently to try to put forward an attractive proposal,” Box said, noting the applicant has paid zoning fines and engaged with staff to bring the site into compliance.

Commissioners pressed the applicant and staff on public‑safety and operational details. The city confirmed that tenants and the primary certificate holder would be subject to annual fire and building inspections, and that the city can request a list of users inside the building for enforcement purposes. Perla (last name not stated), Director of Economic Development, Tourism and Planning, emphasized the hearing was limited to land‑use approval and that permitting and enforcement are handled separately.

Parking emerged as a central concern. Staff and the applicant said the site contains 180 parking spaces overall and that the operator presently has 120 spaces available to its two suites (the building contains three suites total). The draft minimum parking calculated under the comprehensive ordinance is 91 spaces; the applicant provided on‑site observations showing a maximum collective use of 49 spaces during observed periods. The applicant also said occupancy was approximately 90–95 percent at the time of the hearing. Commissioners asked whether treating a multi‑tenant, subleased building like a single warehouse could increase in‑and‑out traffic and create spillover parking; staff noted the draft ordinance could be modified if the commission or council wanted a different parking standard.

The Planning and Zoning Commission closed the public hearing and, following discussion, voted to recommend approval of the zoning amendment as drafted. The recommendation moves the item to the City Council agenda for Feb. 4. The record reflects the commission’s vote carried unanimously; the transcript does not list individual vote tallies. The commission also approved meeting minutes for Dec. 9, 2024 earlier in the session.

The commission and staff said enforcement and permitting actions related to the property’s prior violations remain active and separate from the land‑use decision; those compliance matters must be resolved before issuance of a certificate of occupancy to the primary tenant.