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RCC Development Review Web Tool - Project Details and Comments

Project Details   



Contact Information:

  Name Doug Howard
  Title/Position City Planner
  Entity City of Benbrook
  Phone (817) 249-6061

Project Number:  086

Parcel ID(s):  A1118-1D01

Project Description:  In November, I listed a project for a townhome development. We have received an official rezoning request, so I wanted to give everybody one more look at it: A request to rezone a 2 acre parcel Single Family District to a Multi-Family Planned Development District for a maximum of 25 units for a townhome development at 7701 Chapin Road. Measures to achieve outdoor to indoor noise level reduction of at least 30 decibels will be required. Maximum structure height will not exceed 30 feet. This area is currently surrounded by residential uses and our City would not likely support any commercial development within this area. Our ordinance states the following: “17.78.026 - Prohibited uses. A. One- and Two-family dwellings are prohibited. B. Multiple-family dwellings. Exception: One-, two- or multiple family dwellings that were constructed or occupied on the date of the adoption of this Ordinance, or any existing platted lot that is zoned for one-, two- or multiple family dwellings, may construct or reconstruct within the NAS Overlay zone provided that construction methods are used to achieve an inside sound level reduction of thirty decibels (30 db (A)) from the outside noise level.” The exception allows for construction of a single family home on lots that are already platted. Since this land is not platted, under the current zoning of a single family district, this land is essentially undevelopable without making some exceptions. If there is any other information that any of you would like, please don't hesitate to ask.

Date Submitted:  1/10/2018 8:10:20 AM

Deadline for Comments:  1/19/2018

References Comprehensive Plans Zoning Maps
Website Usage Tips
Suggested Land Use Compatibility in Noise Zones
Suggested Land Use Compatibility in Accident Potential Zones
Land Based Classification Standards
Tarrant Appraisal District (Property Search)
Fort Worth
Lake Worth
River Oaks
Westworth Village
White Settlement
Fort Worth
Lake Worth
River Oaks
Sansom Park
Westworth Village
White Settlement


Name Entity Date Comment
Jocelyn Murphy City of Fort Worth 1/16/2018 This property is approximately one block west of the APZII where residential uses are not preferred. In Fort Worth, we have an overlay in this area that does not allow any residential in the APZ but would have to allow it just outside with noise mitigation. This property will be affected by noise from the flight activity and any deviations of flight path. The residential use is not ideal but could be acceptable with greater noise mitigation. Placement of an avigation easement is recommended so that new owners are aware of the military flight activity.
Suzanne Meason City of Lake Worth 1/17/2018 Like is stated above, some type of exception would have to be made since it doesn't meet any of the requirements/exceptions listed in the ordinance in order to be developed. Since its out of the APZII zone, but still within the noise contour the sound mitigation would definitely be a must. I would say that being still fairly close to the APZ though that single family residential would probably be more desirable than a multi-family development from a base perspective.
Mike Branum NAS Fort Worth, JRB 1/17/2018 Navy’s AICUZ guidelines discourage residential land uses in DNL 65 to 69 noise zones. However, the City's NAS overlay restricting structure heights to 30 ft. and requiring noise level reduction of 30 dB are good mitigation measures. An avigation easement, as suggested by others, or a developer disclosure statement - stating properties are located near a military installation and may be affected by high noise or air installation compatible use zones, would be beneficial for future homeowners, the city, and base. Reducing maximum allowable density under the multi-family PD for this location would also be favorable in addition to off-setting this increased density within the AICUZ thru strategic modifications to future comp plan updates and/or zoning cases considered by city leadership. The Planning for Livable Military Communities Study, and recently completed Joint Land Use Study Update, offer good resources as part of these types of planning efforts.

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