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

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).