Welcome to Ultraground. We watch waiver requests for you.
January 23, 2024 City Council
District: 3 | Far Southwest
710 Acres of 5,181-Acre Mixed-use | 11701 US Hwy 377 S | Approved
District: 10 | Far North
2,000-Unit Mixed-use | 14500 - 14900 John Day Rd | Approved
January 10, 2024 Zoning Commission
District: 3 | W. Hill/Ridglea
365-Unit Multifamily | 3201 River Park Dr | Approved
You saved: 3h 49m
DISTRICT: 3
Veale Ranch 11701 US Hwy 377 S
Far Southwest | 710.37 Acres (of 5,181.92 Total) | Approved
City Council approved PMB Cap’s Veale Ranch site plan waiver despite Zoning Commission’s unanimous denial.
First some background on the project:
Veale Ranch is a massive mixed-use development totaling 5,181 acres on the southwest outskirts of Fort Worth. The area being rezoned is 710 acres within city limits along Highway 377.
The concept plan shows mostly single-family housing, with some mixed-use. There are already over 260 acres zoned for multifamily on the site.
The developer signed an agreement to build significant infrastructure as part of the project, including miles of new roads, utilities, drainage facilities, and open space.
PMB Capital Investments is the primary landowner in this area.
Bella Flora, the only surrounding neighbor, is excited about the development and working on mutual access with Veale Ranch.
The project has been in negotiation with the city for over 18 months.
The base land uses proposed match up generally with existing zoning entitlements.
So, why did ZC deny their waiver request?
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Zoning Commission 1/10/24
Site Plan Waiver: Denied | Zoning Case: Approved
PMB Capital requested a rezone of 710 acres to planned development as part of the larger mixed-use community. As part of the rezoning request, the developer sought a waiver of the typical site plan requirement.
Despite a prior approved development agreement approved by Council, the Zoning Commission voted unanimously to deny a request for a site plan waiver. They cited concerns over density, infrastructure, and lack of clarity. But most importantly, the Commission felt they had been left out of the approval process for the project’s concept plan. The concept plan was part of the development agreement approved by Council, but it had not been shared with ZC. PMB’s Taylor Baird questioned why the Commission hadn’t received the plan as it was already submitted to Fort Worth.
Zoning Commission members still felt strongly that the specifics of a binding site plan were necessary even though City Council had already negotiated and approved a development agreement tied to a concept plan.
Chair Willie Rankin set the tone for the discussion, questioning the developer’s reverence for getting Zoning Commission approval. It appeared as though Rankin felt that PMB went over ZC’s head by going straight to Council although standard approval processes were followed.
‟From our perspective and the public’s, that’s a lot of acreage without a clear understanding of what’s being developed.
The lack of a site plan made the Commission worried about the intensity of uses and stress on roads and utilities. Commissioner Beth Welch made the motion to require a site plan and deny PMB’s waiver request. Welch cited consistency across cases, "really no information on this," and lack of preparation. The Commission voted 8-0 to deny the request to require a site plan before the zoning change can take effect.
You saved: 1h 47m
Developer: PMB Capital Investments, Taylor Baird LinkedIn
TIF Project Financing Plan: ZC-23-161 TIF PFP
Staff Report: ZC-23-161 SR
Concept Plan: ZC-23-161 CP
DISTRICT: 10
Terra Vella 14500 - 14900 John Day Rd
Far North | 574 Acres (497 Ac Res, 76 Ac Ind) | 2,000+ Units | Approved
Green Brick Partners’ Terra Vella project is set to become a future part of Fort Worth’s District 10, bringing 500+ acres of residential and industrial to the northern territory. Council enthusiastically approved it despite the Zoning Commission saying “It’s too much, too fast” (Commissioner Jacob Wurman).
As part of the municipal services agreement for the annexation, NYSE-publicly-traded Green Brick Partners (GRBK) has committed to building a key east-west collector road through the property on an expedited schedule.
This road will be finished concurrent with a specific number of lots being developed, allowing increased connectivity and mobility in the area. Additionally, GRBK agreed to finish other arterial roads such as Sundar Drive and Ranch Boulevard by late 2025, creating a second way in and out of the nearby community.
The City Council has welcomed the plans, with District 10 Council Member Alan Blaylock highlighting the "willingness to collaborate" from the developer. Council Member Jeanette Martinez, District 11 emphasized how the new neighborhood will revitalize a long-vacant property. Martinez stated she is excited about this planned development which will take the place of a property that was baked and burned down many years ago.
The land use plan calls for 497 acres to be developed as single-family residential neighborhoods under "A-5" zoning. The remaining 76 acres closest to Alliance Airport would be heavy industrial development under "K" zoning. The residential component has a proposed density of 2-5 dwelling units per acre. At full build-out, this could allow over 2,000 new homes. There are currently several gas well sites on the property that will likely remain. These sites help buffer the industrial portion from the residential areas.
As the first major development in the largely rural landscape west of I-35W, the community is positioned to anchor further expansion while contending with increased traffic on John Day Road and adjacent intersections.
Developer: Green Brick Partners Inc., Bobby Samuel Email: [email protected] Phone: (469) 573-6755l LinkedIn
Staff report: ZC-23-127 (Zoning) | Municipal Services Agreement
Project Plans: ZC-23-127 Plan
Zoning Commission 1/10/24
Riverpark Multifamily 3201 River Park Dr
W. Hill/Ridglea | 9.59 Acres | 365 Units | Approved
Ken Moczulski of M-M Properties is doing two things with Riverpark Multifamily.
✓Redeveloping an aging assisted living center into modern, high-density housing along the Trinity Trails.
✓Amending the existing PD-849 planned development for high-density multifamily plus assisted living to add development standards for density, open space, setbacks, and fencing.
The site currently has an assisted living facility that the applicant intends to redevelop into a multifamily residential project.
The Zoning Commission focused their questions and discussion on the following key details:
Parking Requirements: Recently-appointed District 9 Commissioner Wes Hoblit asked about the parking needs for this type of development. Ray Oujesky of Kelly Hart clarified that it’s not going to be a true senior living “to be very frank...this is really going to be a standard multifamily" So the proposed parking ratio would be necessary.
Open Space Waiver: The applicant requested an open space waiver since the site currently only has 17.5% open space. They noted the proximity to the Trinity Trails, stating "there's a lot of open space going just outside the boundaries of the property here." Commissioner Hoblit observed that even with the additional acreage from the trails, "it is still short" of the 25% requirement. The applicant acknowledged that was a "proper observation."
Building Height/Waiver: The applicant showed a rendering of a potential 4-story building, noting they requested a waiver to allow 4 stories within 250 feet of the closest residential neighborhood. They said they weren't confident the building would exceed 250 feet, "but if the waiver is needed to go to 4 stories within that 250 feet, this is an elevation of how that would look."
The Zoning Commission approved the request as written in the agenda, including the development standard amendments and waivers requested. Commissioner Welch made the motion and it passed 8-0.
You saved: 1h 47m
Developer: M-M Properties, Kenneth Moczulski
Owner: ReNew REIT, John Getchey Phone: (419) 575-0466 Email: [email protected]
Attorney/Representative: Kelly Hart & Hallman LLP, Ray Oujesky Phone: (817) 878-3556 Email: [email protected]
Staff report: ZC-23-190 SR
Project Plans: ZC-23-190 Plan
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