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Farmers Branch
CC 9/10/24 | P&Z 9/9/24
Welcome to Ultraground. We distill development contracts for you.
CC September 10, 2024
District: 4 | East Farmers Branch
364-Unit Multifamily Development Contract | 13342 Midway Rd | Approved
P&Z September 9, 2024
District: 2 | Southwest Farmers Branch
69-Unit Townhomes | SEC Wittington Pl & Chartwell Crest | Approved
You saved: 3h 22m, 58m
DISTRICT: 4
Merrick on Midway 13342 Midway Rd
East Farmers Branch | 3.91 Acres | 364 Units | Approved
Following its March 2023 rezoning from light industrial to a planned development district for 364 multifamily units, Fairfield Residential finalized a Development Contract for Public Improvements approved by City Council on September 10, 2024. This agreement outlines the developer’s commitments.
Term | Value |
|---|---|
Public Improvements | $681,145.64 |
Performance bond | 100% of construction cost |
Payment bond | 100% of construction cost |
Retainage held until final completion | 5% |
Warranty period for defects in materials and workmanship | 2 years |
Excess Liability insurance coverage | $5M |
Maintenance bond(s) | Unspecified amount (as per City requirements) |
The contract mandates a $681,145.64 investment in public infrastructure, equating to $1,871 per unit or $174,652 per acre. This covers a range of improvements including traffic signals, paving, streetscape, and utilities. Fairfield must also secure full-cost performance and payment bonds, each matching the $681,145.64 infrastructure investment.
Insurance requirements are substantial, with $1 million in commercial general liability coverage per occurrence ($2 million aggregate), $1 million in automobile liability, and $5 million in excess liability required.
The timeline spans 32 months, from December 2024 to August 2027. A 5% retainage of approximately $34,057 is held until project completion, and a two-year warranty on public improvements is required post-acceptance, underscoring Fairfield’s upfront costs and long-term commitments.
City Council 3/21/23
LI → PD No. 108 | Approved
Farmers Branch City Council approved a contentious rezoning request on March 21, 2023 for a 364-unit multifamily deal at 13342 Midway Road. Deputy Mayor Pro Tem Richard Jackson initially expressed concerns, describing Midway Road as "kind of a 'super highway' through the middle of town." This characterization highlighted traffic impact worries for the proposed development.
The product's traffic management plan addressed these concerns by relocating access points. The existing Midway Road entrance would be closed, with all access shifted to McEwen Road - a less traveled street. This adjustment aimed to mitigate potential traffic congestion on the busy Midway corridor.
‟Have you considered the safety of the residents and how you're going to manage that in that particular type of parking?
Council Member Tina Bennett-Burton, District 3, raised safety concerns about the parking configuration. Similarly, Council Member Omar Roman, District 1, expressed concerns about the proximity to I-635 and nearby partially leased buildings.
Jackson eventually supported the project, praising its alignment with the City's comprehensive plan. He noted the evolution of multifamily in Farmers Branch:
‟We're not building the same apartments today that were built back then. These are apartments that are more accommodating to work from home.
The deal plans include a six-story building with a multi-level parking garage, offering only one and two-bedroom units. Rents are expected to average around $2,000 per month, ranging from $1,400 for 1-bedrooms to $3,000 for its 2s. It is parked at 1.4 spaces per unit, totaling approximately 530-560 spaces.
Mayor William Glancy (Term Exp.) recognized the changing housing market, stating that the Council has to "think a little bit different than what we have in the past on this." He believed this type of product could drive up residential property values in the area.
The developer's proposal fell short on some aspects of the City's multifamily development policy. The open space provided is approximately 130 square feet per unit, less than the required 150 square feet. However, the developer emphasized their efforts to create purposeful spaces, including public plazas, dog parks, and a rooftop courtyard.
One community member spoke in opposition. He urged the council to go "a different direction."
‟We have now either reached or we have went across the two apartments for every household in the city by far.
You saved: 2h 7m
The City's willingness to rezone industrial land for multifamily is coupled with substantial financial commitments for public improvements. The $681K investment in infrastructure, comprehensive bonding requirements, and stringent insurance mandates reflect the City's current expectations.
Developer/Owner: Fairfield Residential, Larry Lee Phone: (214) 574-1755 Email: [email protected] LinkedIn
Staff Report: ORD-3788 SR
Project Plans: Merrick on Midway Plan
Development Contract: Merrick on Midway Agreement
DISTRICT: 3
Mercer Crossing Townhomes SEC Wittington Pl & Chartwell Crest
Southwest Farmers Branch | 6.28 Acres | 69 Units | Approved
The key feature of this Mercer Crossing Townhomes deal is the dedication of parkland to the City of Farmers Branch. Centurion American is transferring a 4.52-acre L-shaped parcel of land around the townhome property for the expansion of Mercer Park.
The replat covers approximately 6.28 acres at the southeast corner of Wittington Place and Chartwell Crest. It's designed to dedicate necessary easements for town development in addition to the park dedication. This application represents a second replat of the property, indicating ongoing refinement of the development plans.
The townhomes will be two-story units, with those on the north side facing Wittington Place. A 10-foot easement exists between the front of the units and the side.
Planning & Zoning 9/9/24
Replat | Approved
One commissioner raised a concern about garage access for an end unit due to a wrought iron fence. However, it was confirmed that the layout is legal.
‟That unit, he's going to have double the time getting in and out of his garage because there's a wrought iron fence right there at the end, so he can only back out of his garage back down that street until the next opening to make a three-point turn.
The Commission's discussion focused primarily on technical aspects of the replat rather than broader implications of the development. A detailed site plan, including elevations, had been approved in 2022, but wasn't discussed in depth at this meeting.
Developer/Owner: Centurion American Development Group, Michael Beaty Phone: (214) 287-9009 Email: [email protected] LinkedIn
Staff Report: 23-PL-02 SR
Project Plans: 23-PL-02 Plan
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