July 10th 7:30pm. Hearing New Zoning Request voting
📢 What’s Up for Vote on July 10 – Rowan Ranch Update
Hello folks, I wanted to provide a clear breakdown of what’s being voted on July 10 regarding the Rowan Ranch development, how this proposal differs from the last one, and what I learned after speaking with city staff and the developer.
🔍 What’s the Developer Requesting?
Right now, the entire Rowan Ranch area is zoned C-PD (Multifamily Planned Development) — which technically isn’t buildable as-is because these are placeholder zones. To proceed, the developer is asking to:
Rezone the brown area to D-PD (Apartments)
Rezone the green area with plotted lots to BR-PD (High-density single-family — the smallest lot size allowed)
📘 What’s Up for Vote?
While Comprehensive Plans (especially the Future Land Use Map) aren’t legally binding, they do guide zoning decisions. Last year, the proposal was denied largely because it conflicted with that plan.
Here's how the land is currently categorized:
HDR (High Density Residential) for land outside the floodplain
LDR (Low Density Residential) for land within the floodplain
This LDR area has a density cap of zero, effectively preserving it.
Because the current zoning proposal lines up with the Comprehensive Plan designations (HDR and LDR) in general, the developer is not requesting a comp plan update this time — only zoning changes. The City and Zoning Commission may not agree.
This will likely be a big debate at the meeting. Even though preserving floodplains is a guiding principle of the comp plan, it's not an enforceable rule rather a guiding principle for zoning decisions. The zoning might technically "fit," but many will argue that it violates the spirit of the comp plan — also since nearby zoning is mostly A and B (larger-lot single-family).
❌ What’s Not Being Voted On?
No changes to the Comprehensive Plan this time.
No preliminary plat for approval (yet).
The developer did submit a rough layout, but it’s not official.
Only the zoning changes are up for vote at this meeting.
❓ Why Is This Back Again?
Good question! He’s proposing different zoning designations than last time, so the city is required to restart the public process.
⚖️ What Happens if It Passes or Fails?
If it PASSES:
The land will be rezoned.
A preliminary plat will still need to be submitted, approved and public hearing held.
However, once zoning is in place, the public loses influence — as long as the developer meets technical standards, approval becomes administrative for the most part.
Final approvals will also involve Fort Worth (for infrastructure, not zoning) and FEMA (for floodplain work).
If it FAILS:
The developer must start over and submit a new plan.
🆚 What’s Different from the Last Proposal?
Last year’s plan:
Requested a Comp Plan amendment
Divided land into:
• ~17 acres Apartments (some in floodplain)
• ~30 acres Single Family (some in floodplain)
• ~37 acres of preserved open space
This proposal:
No preservation area at all
~17 acres Apartments (outside the floodplain)
~62.4 acres Single Family (entirely within the floodplain)
Removes most green space, retention ponds, and buffers
Appears to be focused on offsetting costs by maximizing buildable lots — even in flood-prone areas.
Let me know if you have questions or want to get involved before the vote. This will have a major impact on our community and the future of responsible development near floodplains.