[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6677030,"mediaKeyId","2314258-91f72705e1fbcb7dd5a76464e5ad7122","parentId",2314258,"title","Commission denies proposed future land-use change for Rowan Ranch and refuses early reapplication waiver","audioSeconds",5064,"startMs",1758000,"endMs",6822000,"viewUrl","/Search/View?dp=1&key=2314258-91f72705e1fbcb7dd5a76464e5ad7122&start=1758&end=6822","thumbnailUrl","https://assets.pipeline.soar.com/2314258-91f72705e1fbcb7dd5a76464e5ad7122/thumbnail_1758000.jpg","articleUrl","/articles/6677030/Benbrook/Tarrant-County/Texas/Commission-denies-proposed-future-land-use-change-for-Rowan-Ranch-and-refuses-early-reapplication-waiver","mediaUrl","https://secure.pipeline.soar.com/6677030-ec664b49b4cbc77d484c66dd0fbae607/orig.mp4?Expires=1773617097&Signature=L9KBRB7AQh7Y3GvaxE~xN5hy~zeQO7jzmTnnDpPfqcue-kzVInU-hmtME5SYCfl-A-SO6aR94Vx28DNjgpQYF2dFhJea-LZUqrRbZSzbEBcHV1dpcDVx4d421v1OR1D6Tp0QeBsHKiEEtvTzeDdfINZwzD3TRMHOo~kJpfzv9GB~FDNOYNxonBHS286OlOdZ1jEYZkvOoZsTqD0bEuSS078pXESWvKGcoBU1GGH7nGpOFdxbeDSToGeqZLhhditxeid0dujUuPDWxvv07tfaMnxC8In5wK9ERFyE4aPZXiJA1Spk9pxi1CmZCqLYN-plBVMvUQkPgcAvhQC2vo4mmA__&Key-Pair-Id=KUT5TJCACFTXG","author","Benbrook","date","2025-02-13T00:00:00Z","article","The Benbrook Planning and Zoning Commission on Feb. 13, 2025 denied CP-25-01, a request to amend the future land-use map for the Rowan Ranch property (southeast of Chapin Road and IH-820), and later denied request Z-25-01 that would have allowed city staff to accept a new rezoning application before the usual 12-month waiting period. Commissioner Ramsey moved to deny the future-land-use modification; Commissioner Allison seconded. The commission’s vote to deny was unanimous. Later in the meeting, Commissioner Farrar moved to deny the waiver request to allow reapplication sooner than 12 months; Commissioner Ramsey seconded and the motion passed 8–0.

Property owner and applicant Corey Waldrop presented a conceptual plan he described as a phased, small-area adaptation of the city’s comprehensive-plan principles. Waldrop said the application was a high-level land-use amendment, not a zoning or engineering approval, and described outreach he said the team conducted, including public meetings and surveys. Waldrop told the commission the concept would preserve roughly 40 acres of open green space and include a mix of residential and commercial uses; he provided planning-range figures during his presentation, saying the overall concept contemplates about 115 single-family homes in one portion and roughly 200 build-and-rent units in another, with townhomes and multi-family buildings in other areas. Waldrop said the plan would allow additional community amenities such as parks and retail and that more detailed engineering and platting would follow if the land-use change were approved.

City staff briefed the commission on the role of the comprehensive plan and the future-land-use map, noting the comprehensive plan is a citywide, non-regulatory guidance document used when considering zoning changes. Staff said the future-land-use map designates general categories (low-, medium-, high-density residential, commercial) and that a change to the map requires the commission to assess whether such a modification serves the best interests of the city as a whole. Staff reported they had received multiple contacts from residents and that the majority of public commentary received in advance and at a library meeting was in opposition to the amendment, with common concerns about the project’s multifamily component, potential impacts on the floodplain, and effects on traffic and neighborhood character.

During the public-comment portion, more than a dozen residents spoke in opposition. Speakers cited floodplain, erosion and hydrology concerns (including claims about large volumes of fill that would be required to raise portions of the site), traffic and school-capacity impacts, neighborhood character, and safety concerns they associated with high-density multi-family uses. Several residents pointed to language in the city’s comprehensive plan calling for preservation of natural stream corridors, floodplains and vegetated areas and urged the commission to preserve the site rather than amend the future-land-use map.

Commission discussion focused on the required standard for modifying the comprehensive plan and the absence in the record of sufficient evidence to show a substantial change in conditions that would support the requested map amendment. Commissioners also noted competing obligations: respecting private property rights, avoiding regulatory takings, and balancing community input and floodplain protections. After deliberation, the commission voted to deny CP-25-01. When the applicant later asked the commission to waive the 12-month bar to reapplying for rezoning, the commission denied that request as well; commissioners said the record did not show the “substantial change in the community” that city policy requires to permit an earlier reapplication.

Actions taken: Commission denied CP-25-01 (proposed future land-use map amendment for Rowan Ranch). Motion to deny: Commissioner Ramsey; second: Commissioner Allison; outcome: denied (unanimous). Commission denied Z-25-01 (request to authorize staff to accept new rezoning application prior to 12-month restriction). Motion to deny: Commissioner Farrar; second: Commissioner Ramsey; outcome: denied (8–0).","mediaType","Video","parentTitle","Benbrook - Planning and Zoning - Feb 13, 2025","oneSentenceSummary","The commission voted unanimously to deny a proposed amendment to Benbrook’s future land-use map for the Rowan Ranch property southeast of Chapin Road and IH-820. Commissioners also denied a later request to waive a 12-month reapplication restriction so the applicant could submit a rezoning application sooner.","taxTitle","Benbrook, Tarrant County, Texas","taxId",69605,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6677035,"Commission grants meritorious exception for storefront roll-up doors at 4950 Benbrook Boulevard",680,1040000,1720000,"/Search/View?dp=1&key=2314258-91f72705e1fbcb7dd5a76464e5ad7122&start=1040&end=1720","https://assets.pipeline.soar.com/2314258-91f72705e1fbcb7dd5a76464e5ad7122/thumbnail_1040000.jpg","/articles/6677035/Benbrook/Tarrant-County/Texas/Commission-grants-meritorious-exception-for-storefront-roll-up-doors-at-4950-Benbrook-Boulevard","https://secure.pipeline.soar.com/6677035-11f3a082e50cc19bab3ade6bf87272b8/orig.mp4?Expires=1773617097&Signature=TSGTlI0a2j34RFI08J3DQNoDevqB6EbXohEoa~XYz~34pkRdd0JAB2TtWHZP2bGaoSEv86jNRYCSCKd18ajQVhXN5UY1n-BJS84XFuCLLAnZKLMnIzpdZQLGB1TEV5p0bTlV5HRH9fWBuokrpZV1xU1b22M5BmLFtqrZ06jFvckvff7NjjFUoceYgZMTp9omfhRq~iaMgOHp6lpnpng7z32Gb9E9TTa~4Zqsqr4XDIpL4k9D7jYt96Iozdv7yj~GH~FFxjFaebfelF6Di17mD3O9GIqamZGCOFhepXUdbv-vcoL5fwQuzokLUGmBv6~PWMC6kNJYi2hm-mwx9zu1Cw__&Key-Pair-Id=KUT5TJCACFTXG","On Feb. 13, 2025, the Benbrook Planning and Zoning Commission approved meritorious exception ME-25-01 to allow overhead glass roll-up doors at 4950 Benbrook Boulevard, intended for a proposed automotive gallery. Commissioner Ramsey moved to approve the meritorious exception with a staff-recommended stipulation; Commissioner Farrar seconded, and the motion passed unanimously.

Applicant Ryan Pafford said he and partner Justin Keller propose converting a long-vacant, circa-1967 commercial building into a curated automotive gallery that would occasionally use glass roll-up doors to bring in high-end vehicles. Pafford told the commission the doors would be used infrequently and, he argued, would be more consistent with a storefront appearance than an eight-foot masonry screening wall called for by the ordinance when overhead service doors face public streets.

City staff reviewed the application and told the commission staff does not object to a meritorious exception in this case but recommended a stipulation to prevent future changes of use from reverting the site to an unscreened service bay. Staff’s recommended condition, included in the motion the commission approved, states in part that “the overhead door will serve only as a garage egress of vehicles. Any other uses described in [section 17.84.100 of the zoning ordinance] must comply with all screening requirements listed in said section.” Staff said that if the property’s use changes in the future, a new certificate of occupancy and review would be required and the screening requirements in the cited section would apply.

No public comments were offered on the item. The commission approved ME-25-01 with the staff-recommended stipulation.

Actions taken: Approved ME-25-01 granting a meritorious exception to the overhead-door screening requirement at 4950 Benbrook Boulevard, subject to the stipulation that the overhead door serve only as garage ingress/egress; other service uses must meet section 17.84.100 screening requirements. Motion to approve: Commissioner Ramsey; second: Commissioner Farrar; outcome: approved (unanimous).","Benbrook’s planning commission approved a meritorious exception allowing glass roll-up doors for an automotive gallery at 4950 Benbrook Boulevard, with a stipulation that the doors be used only for garage ingress/egress and not for loading or service uses unless future screening is provided.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6677040,"Commission approves four covered parking structures at Heights of Benbrook",429,612000,1041000,"/Search/View?dp=1&key=2314258-91f72705e1fbcb7dd5a76464e5ad7122&start=612&end=1041","https://assets.pipeline.soar.com/2314258-91f72705e1fbcb7dd5a76464e5ad7122/thumbnail_612000.jpg","/articles/6677040/Benbrook/Tarrant-County/Texas/Commission-approves-four-covered-parking-structures-at-Heights-of-Benbrook","https://secure.pipeline.soar.com/6677040-0a6d9f3a1a2a5053c5fa15c002b1e9d5/orig.mp4?Expires=1773617097&Signature=ek-GARmf02ovHO9YIquUnohHkBpvSBsmwa6OIc8gbRo6oVEUQkCc2ryv8GNcTJcC1HvpzHtUS6bh3uUQLfO5rla063xipHUoR-t3s4Iivlwol8cZKYbVlw0wTu8qQ4uGg~3LRImTFXBAfYvm3jsw1phB7kdlG9Fn9-wicYrHIbJ0m7Li6osnQPYSHUbe-f45Ek9c4s54yI5Od7ZHi6PD12Aiagwhqv512dSkZU2C6r~wbi0m3CmTqn96SDbldQ2wlQgsp6A-YengwpMcxVJk9eaDubwzLzgg0JxeRceGdx4XFwKIwakLCn3kEvBEvllOY5WgRMTAnELX4Wk2MY~f0Q__&Key-Pair-Id=KUT5TJCACFTXG","On Feb. 13, 2025, the Benbrook Planning and Zoning Commission approved conditional-use permit CUP-25-01 to allow construction of four covered parking structures at the Heights of Benbrook apartment complex. Commissioner Ramsey moved to approve the conditional use permit with stipulated conditions; Commissioner Craver seconded the motion. The commission voted unanimously to approve the request.

Applicant Scott Thibodeau, who said he represented Cortland and was with Missionaries Consultants of Plano, told the commission the carports are intended to serve residents who currently lack access to existing carport structures. Thibodeau said the project was designed to match existing carport structures on the site, and that the applicant conducted outreach to property owners within 200 feet; he reported receiving one phone call that was resolved after clarifying the request.

City planning staff explained the multi-family district allows covered parking structures by conditional use where the structures are incidental and customary to the primary use. Staff said the complex’s northern residents are currently without access to existing carports and that the four new carports would provide about 40 covered parking spaces where none exist today. Staff recommended approval subject to two stipulations: permits must be issued for each covered structure prior to construction, and each structure shall be granted an individual conditional-use permit that would not expire unless the structure is removed.

There were no public comments on the item. The commission approved CUP-25-01 with the recommended stipulations.

Actions taken: The commission approved CUP-25-01 to allow construction of four covered parking structures at the Heights of Benbrook. Motion to approve: Commissioner Ramsey; second: Commissioner Craver; outcome: approved (unanimous).","The commission approved a conditional-use permit allowing four covered parking structures at the Heights of Benbrook property; staff said the new structures would provide about 40 covered spaces for residents and recommended conditions including permits and individual CUPs for each structure.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6677043,"Commission approves Chick-fil-A buffer-yard waiver for second drive-through lane",403,207000,610000,"/Search/View?dp=1&key=2314258-91f72705e1fbcb7dd5a76464e5ad7122&start=207&end=610","https://assets.pipeline.soar.com/2314258-91f72705e1fbcb7dd5a76464e5ad7122/thumbnail_207000.jpg","/articles/6677043/Benbrook/Tarrant-County/Texas/Commission-approves-Chick-fil-A-buffer-yard-waiver-for-second-drive-through-lane","https://secure.pipeline.soar.com/6677043-990f29a384afa2c7fc273c3cbc7b15d3/orig.mp4?Expires=1773617097&Signature=eN3u0YcmxztZm0mYa1Nd7J13EZd2kLNUK5OvgAg8Z52XapqwUmh2Wjv9mm5xKjluJdJIbFChJE0KXzkxizAmJiW1d8dh4NfdlwlORHxFWkK7xo8lRXkhkggkS-~-vYdvwCr2XrMAyWbgHMykPCbJ5ZsWMAx5WgdaKtu1jigBQHe3fDZYW6xVzfhWHHE0xMrVSs-ENagseqBCtMzrZFswcAqjvnYkX4TroRLVJ5DdZcc007yaUZMg1vuXu3DPUALRZZYgslfYX8VaVUVyBpSxX7gU4iAOnn5LzuEmoGcc2qctKcnERMXkYo9eIdCpd9qWZ0l3QzC6qowiMIWKP9KSYw__&Key-Pair-Id=KUT5TJCACFTXG","On Feb. 13, 2025, the Benbrook Planning and Zoning Commission approved site-plan request SP-25-01 for Chick-fil-A at 8800 Benbrook Boulevard, granting a waiver to alter required buffer-yard standards so the restaurant can add a second drive-through lane that encroaches into a five-foot buffer on the site’s east side. Commissioner Rodriguez moved to approve the site plan; Commissioner Ramsey seconded the motion, and the vote was unanimous.

The applicant, Benjamin Garza, identified himself as the engineer with Atwell and said the project includes parking-lot and landscape changes alongside the new drive-through lane. Garza told the commission the secondary lane “impedes into the 5 foot buffer yard requirements along the east side,” and that the rest of the site will meet zoning requirements.

City planning staff presented the staff report and recommended approval. Planning staff told the commission the proposed improvements move the site into conformance with current zoning regulations except for the small highlighted buffer area where the waiver was needed, and that the commission has authority to alter buffer-yard requirements within a unified commercial development. Planning staff recommended the commission approve SP-25-01 as presented.

No members of the public spoke during the public-comment period on this item. After the commission’s approval, staff confirmed the vote was unanimous and congratulated the applicant.

Actions taken: The commission approved SP-25-01 (Chick-fil-A, 8800 Benbrook Boulevard) to alter buffer-yard requirements to accommodate a second drive-through lane. Motion to approve: Commissioner Rodriguez; second: Commissioner Ramsey; outcome: approved (unanimous).","The Benbrook Planning and Zoning Commission unanimously approved a site-plan modification allowing Chick-fil-A at 8800 Benbrook Boulevard to expand a second drive-through lane that encroaches on a five-foot buffer along the east property line.","actionData","errors"]

Article not found

Commission denies proposed future land-use change for Rowan Ranch and refuses early reapplication waiver

Commission grants meritorious exception for storefront roll-up doors at 4950 Benbrook Boulevard

Commission approves four covered parking structures at Heights of Benbrook

Commission approves Chick-fil-A buffer-yard waiver for second drive-through lane