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#1 elpingüino

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Posted 18 December 2021 - 12:01 PM

Thought we could start a place to compile news about the new subdivisions in Fort Worth that on their own may not merit an individual thread.

Rocky Creek Crossing off of Old Granbury Road, estimated to begin delivering in summer 2023.
800-lot residential development catering to entry-level home buyers is heading to south Fort Worth

#2 elpingüino

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Posted 18 December 2021 - 12:03 PM

Bonds Ranch Rio Claro on about 706 acres south of Bonds Ranch Road, east of Morris Dido Newark Road
Massive 2,000-lot residential project is inbound near AllianceTexas

#3 Nitixope

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Posted 18 December 2021 - 01:48 PM

This is a good idea.  I see these projects hit Accela all the time, but not sure where to put them. 



#4 John T Roberts

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Posted 18 December 2021 - 02:51 PM

If you want to see the actual plats and neighborhood layouts that have been approved, you can go to the City of Fort Worth Plat Directory.  It shows the layout of all of the approved plats from recent times.  It is searchable for earlier dates than the past 30 days. Here is the link: http://apps.fortwort.../platdirectory/



#5 steave

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Posted 18 December 2021 - 05:16 PM

Something I wish was more common were smaller subdivisions that didn't have large and expensive HOA's. Parks and other features ought to be handled by a local government.



#6 elpingüino

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Posted 18 December 2021 - 06:06 PM

More from the Dallas Business Journal this week, here's Chisholm Trail Ranch south of McPherson, west of CTP. We've covered the Chisholm Trail Ranch shopping development elsewhere in the forum so I guess this is the residential portion.
New 490 homesite community on the way near Chisholm Trail Parkway

#7 Nitixope

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Posted 18 December 2021 - 08:56 PM

More from the Dallas Business Journal this week, here's Chisholm Trail Ranch south of McPherson, west of CTP. We've covered the Chisholm Trail Ranch shopping development elsewhere in the forum so I guess this is the residential portion.
New 490 homesite community on the way near Chisholm Trail Parkway

 

That's so funny.  I had drafted a post about Chisholm Trail Ranch earlier today after you created this thread but didn't post it not knowing if it was the residential portion or a mix of commercial and residential.  The trick is basically looking through the Commercial Grading Permits on Accela and there's actually quite a few of these developments shown. Part of this development I believe east of CTP is called The Corners at Chisholm Trail Ranch and NEC which I'm assuming is "Northeast Corner" as mentioned in the below PDF.  The address on the below grading permit is 9605 OLD GRANBURY RD which is west of CTP.  I didn't get a chance to read your article yet but will look here in a while.

 

https://accela.fortw...ShowInspection=

 

https://images3.loop...Yo/document.pdf

9605 OLD GRANBURY RD



#8 Nitixope

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Posted 19 December 2021 - 12:48 PM

Talon Hills - 3700 ROBERTSON RD

 

Phase IV

https://accela.fortw...ShowInspection=

 

https://www.carnegie...h-tx/talon-hill

 

9663c6cd78d35c4ca68fab874ae27b06l-m25xd-



#9 Nitixope

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Posted 19 December 2021 - 01:11 PM

Vista West II - Phase 2 - 11399 Westpoint Blvd, Fort Worth, TX 76108

 

Map: https://goo.gl/maps/8CJyq2w4nNXBQCjZ9

 

https://accela.fortw...ShowInspection=



#10 John T Roberts

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Posted 19 December 2021 - 04:31 PM

Here's the plat of the addition, along with the street addresses:

 

http://apps.fortwort...s/FP-21-074.pdf



#11 Nitixope

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Posted 21 December 2021 - 11:12 AM

Beechwood Apartments

Some of these outer ring multi-family projects are not worthy of their own thread IMO, so I'll start dumping them here for now unless there's one that is really exciting:

 

https://www.tdlr.tex.../TABS2022007885

 

PROJECT
Project Name: Beechwood Multifamily
Project Number: TABS2022007885
Facility Name: Beechwood Apartments
Location Address: Blue Mound Road and Double Eagle Parkway
Fort Worth, TX 76177
Location County: Denton
Start Date: 2/28/2022
Completion Date: 6/28/2024
Estimated Cost: $39,000,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: New 325 unit multifamily facility with 3- and 4-story buildings, tuck under garages, leasing office and amenity space, fitness center, and pool courtyard.
Square Footage: 395,143 ft 2


#12 Nitixope

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Posted 21 December 2021 - 11:20 AM

Bonds Ranch Rio Claro on about 706 acres south of Bonds Ranch Road, east of Morris Dido Newark Road
Massive 2,000-lot residential project is inbound near AllianceTexas

 

Record AX-21-0018: 

Owner Initiated Full-Purpose Annexation
Record Status: Pending
 

https://accela.fortw...ShowInspection=

 

Project Description: Rio Claro 474
Approximately 474 acres of land in Tarrant County, located Generally South of Bonds Ranch Road and east of Morris Dido Newark Road


#13 Nitixope

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Posted 21 December 2021 - 11:31 AM

D.R. Horton
Approximately 297.41 acres of land in Tarrant County, located East of Cleburne Road., north of Longhorn Road and south of Cleburne Crowley Road proposed for residential and commercial development.
 
Record AX-21-0017: 
Owner Initiated Full-Purpose Annexation
Record Status: Pending
 

https://accela.fortw...ShowInspection=



#14 gdvanc

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Posted 21 December 2021 - 01:03 PM

Should be Longhorn Trail, I think. Longhorn Road is north of 820, right? Get it right, DR Horton.

 

"Owner Initiated Full-Purpose Annexation": Does this mean it is unincorporated county land and they're asking the city to annex it and run water/sewer out to it, provide emergency services, etc? Who pays what? What's in it for the city?



#15 John T Roberts

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Posted 21 December 2021 - 01:33 PM

It is Longhorn Trail down south where this annexation and development is located.  Longhorn Road is north of 820.  Owner initiated means that the owner is asking the city to annex their land.  I don't know if the owner is going to pay for the infrastructure, but after it is built, it will be up to the city to maintain.  The city will also provide emergency services.  If you ask what is in it for the city, the only thing I could think of is the tax revenue.



#16 Nitixope

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Posted 25 December 2021 - 07:46 PM

228-unit Apartment Complex
 

https://www.tdlr.tex.../TABS2022008181

 

PROJECT
Project Name: Fossil Bluff
Project Number: TABS2022008181
Facility Name: Leasing Office
Location Address: 3301 Hartnett Way
Fort Worth, TX 76137
Location County: Tarrant
Start Date: 3/1/2022
Completion Date: 1/31/2023
Estimated Cost: $21,000,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: Leasing office for 228 apartment complex.
Square Footage: 4,980 ft 2
Are the private funds provided by the tenant? No
 
OWNER
Owner Name: Trumont Group
Owner Address: 14241 Dallas parkway Suite 1090
Dallas, Texas 75254
 
DESIGN FIRM
Design Firm Name: HLR architects
Design Firm Address:14881 Quorum Drive Suite 550
DALLAS, Texas 75254


#17 Nitixope

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Posted 04 January 2022 - 04:18 PM

DHI Chisholm Trail

https://www.dhicommunities.com/

 

https://www.tdlr.tex.../TABS2022008535



#18 Austin55

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Posted 07 January 2022 - 07:29 PM

Not subdivions in a typical sense but there are interesting and rather dense projects in suburban areas in this month's zoning docket. 

1300 Bonds Ranch Road
Reccomended for approval 

Total Units: 196 units
Density: ±6.7 du/ac
Xd28Ty4.png

 


#19 Nitixope

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Posted 07 January 2022 - 08:43 PM

Is it a Cottage Community? Did you notice how close they located the development to the gas well pad site?

#20 Nitixope

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Posted 10 January 2022 - 09:40 AM

Litsey Creek Cottages

I wonder what the flood potential is of Henrietta Creek because it seems awfully close to this development.

I thought this note on the drawing was interesting too: "11. RESIDENTIAL UNITS 10 FOOT SEPARATION."

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#21 Nitixope

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Posted 10 January 2022 - 09:55 AM

Lennar at Risinger

More Cottages.  To be honest, I thought it was a mobile home park at first by the layout.  On Lennar's website and starting price for 1,000 SQFT 2 bed, 1 bath is $272K in a similar development.  10' standard dwelling spacing here as well.

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#22 Dylan

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Posted 23 January 2022 - 03:47 PM

These are basically extra-low density apartment complexes.


-Dylan


#23 RD Milhollin

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Posted 23 January 2022 - 03:50 PM

Nailed-down trailer park?



#24 steave

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Posted 23 January 2022 - 04:49 PM

I want to say I've seen stuff like this in College Station and San Marcos but meant for students. I am not fond of having all that common space and the maintenance fees and annoying rules that probably comes with. No real advantage over an apartment if you ask me.

 

In the 1980s in Houston they built a lot of cheap small housing but at least it had a small fenced yard.

 

Also what ever happened to duplex neighborhoods? You get to live in and potentially own a "home" which has a yard and everything and it's like a conventional subdivision, but it's smaller and cheaper.



#25 JBB

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Posted 24 January 2022 - 08:50 AM

Duplex developments from the 70s and 80s haven't really aged all that well.



#26 Doohickie

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Posted 24 January 2022 - 11:29 AM

Nailed-down trailer park?

I would not be shocked if this housing stock was assembled offsite and came in on trailers.


My blog: Doohickie

#27 Nitixope

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Posted 23 February 2022 - 04:19 PM

https://www.tdlr.tex.../TABS2022012447

 

PROJECT
Project Name: TMS - Paired Homes
Project Number:
TABS2022012447
Facility Name:
Clubhouse
Location Address:
Championship Parkway
Fort Worth, TX 76177
Location County:
Denton
Start Date:
6/15/2022
Completion Date:
1/15/2024
Estimated Cost:
$650,000
Type of Work:
New Construction
Type of Funds:
This project is privately funded, on private land for private use.
Scope of Work:
NEW CONSTRUCTION OF A 1-STORY CLUBHOUSE/LEASING OFFICE FOR A MULTI-FAMILY DEVELOPMENT
Square Footage:
5,112 ft 2
 
OWNER
Owner Name:
Embrey Partners, LTD.
Owner Address:
1020 NE LOOP 410 Suite 700
SAN ANTONIO, Texas 76209


#28 steave

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Posted 12 March 2022 - 05:35 PM

On the subject of those cottages possibly being modular or prefab, doesn't that seem like an interesting approach? A lot of people wouldn't buy a trailer or a modular home for various reasons but if they could be put together at scale for a rental community maybe it would work.

 

I've always wondered about manufactured housing. It has such a bad reputation. But it's also a good idea, its more efficient and cheaper and faster to construct. If it could be upgraded a little and improved its reputation it could solve a lot of issues.



#29 Nitixope

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Posted 12 March 2022 - 07:16 PM

My cousins husband worked at Wausau Homes before going (back) into farming full time. They do a good job explaining the construction methods of prefab vs modular vs manufactured vs mobile homes.

https://www.wausauhomes.com/compare

#30 steave

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Posted 13 March 2022 - 05:08 PM

Hopefully neighborhood NIMBY's can be shut down, there a housing shortage and this is needed:

 

https://fortworthrep...o-neighborhood/

 

I think, to be generous, the people complaining about this are all of an older generation that became homeowners in an era when any reasonably hard working person with a moderately skilled job or education could buy one of those small 1970s ranch houses or early 2000s Centex Homes plywood boxes. That's not how the world works anymore.



#31 Nitixope

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Posted 29 March 2022 - 12:58 PM

It looks like AHS is planning another multi-family project west of loop 820:

 

https://accela.fortw...ShowInspection=

 

AHS - Alemeda Proposed Multifamily 9580 WESTPOINT BLVD


#32 steave

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Posted 29 March 2022 - 05:25 PM

I think the city needs to realign the roads in the area that is proposed before too much gets built and getting ROW is impossible. It would create more useful tracts of land and help with traffic flow.



#33 Nitixope

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Posted 03 April 2022 - 08:10 PM

Homebuilder named Green Brick Partners applying for annexation of 943 acres "TCU Tract"  in far north Fort Worth.

 

Record AX-22-0005

Owner Initiated Limited Purpose Annexation
Record Status: Pending
 
Record Details
Applicant:
Bobby Samuel
GRBK Edgewood LLC
2805 Dallas Pkwy, Suite 400
Plano, TX, 75093
 
Project Description:
TCU Tract
Approximately 943.082 acres of land located west of BNSF and bordered by John Day

 

I took a wild guess on the location, I might be way off, but not sure which of the other open tracts would be account for the other 850 acres.  I'll revise this if I find any more specifics.

ilZFTm7.png



#34 Nitixope

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Posted 04 April 2022 - 10:58 AM

Here's another new multi-family development to keep on your radar.  I'm curious to find out the exact address on this to see if these 14-acres are in the proximity of Z Boaz or further out.  If the ZC and Permitting is being done with CoFW, then it would need to be outside of Benbrook city limits I'd imagine.

 

Proposed re-zoning for Multifamily use on approx 14 acres located on Benbrook Blvd.

 

gHyOuur.png

 

Park Ridge Stables seems to fit that tract size...just a wild guess:

 

J3j7hHh.png

 

Here's an area further out:

sKogFIE.png



#35 Nitixope

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Posted 30 April 2022 - 07:36 AM

https://accela.fortw...ShowInspection=

 

Project Description: Dean Ranch

1800 Acre Master-Planned Mixed-Use Development

Location: South of I-20, along F.M. 1187

DR Horton

 

Dean%2520North%2520Tract%2520Book%2520(1

 

fadbd7_37bd92f6c326477fb558d57c226b5963~



#36 Nitixope

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Posted 17 May 2022 - 01:43 PM

Here's another new multi-family development to keep on your radar.  I'm curious to find out the exact address on this to see if these 14-acres are in the proximity of Z Boaz or further out.  If the ZC and Permitting is being done with CoFW, then it would need to be outside of Benbrook city limits I'd imagine.

 

Proposed re-zoning for Multifamily use on approx 14 acres located on Benbrook Blvd.

 

gHyOuur.png

 

Park Ridge Stables seems to fit that tract size...just a wild guess:

 

J3j7hHh.png

 

 

 

87AoHmH.png



#37 Nitixope

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Posted 18 May 2022 - 12:36 PM

Here's a new subdivision off of Boat Club Rd in NW Fort Worth:

 

This is a proposed detached multifamily development along Boat Club Road in northwestern Fort Worth in
Council District 7. The single family units clustered around green spaces and connected by trails, are
representative of a new style of development which is not directly addressed by the current City of Fort Worth
Zoning Ordinance. This detached multifamily development shares characteristics of an apartment community
and a single-family neighborhood, but is considered to a be a hybrid of the two. They are also sometimes
referred to as ‘cottage communities’.

 

 

 
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Alu4G8C.png


#38 hannerhan

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Posted 19 May 2022 - 08:20 AM

Very interesting rendering above, primarily because it shows a re-routing of Boat Club Road just north of Lake Country. As fast as this area is growing, that seems like a great solution to the increased traffic down by the lake on that road. Can anyone find more details on this?

 

If they just took a 4 lane version of Boat Club straight north from that point and hooked it into Bonds Ranch (about 3 miles up), that would make it much easier to get around up there. The existing Boat Club section there is 2 lanes and I don't see any easy way that they could ever expand it between Lake Country and Bonds Ranch.



#39 John T Roberts

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Posted 19 May 2022 - 08:56 AM

If you look at the City's Master Thoroughfare Plan, not only are they planning to take Boat Club Road straight north to Bonds Ranch, it will go all the way north to FM 718.  This northern extension will be named Fleming Ranch Road.  The east/west section that eventually curves back to the north will connect to Heritage Trace Parkway.  That connection is already under construction.  The City's Interactive Map now has the 2022 Aerial Photographs loaded on the site, and you can see the road work underway in the area.  Below is the link:

 

https://mapit.fortwo.../?viewer=zoning



#40 Nitixope

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Posted 19 May 2022 - 11:58 AM

Here's some more detached multifamily near 35 and 114:

 

 

This is a proposed detached multifamily development along State Highway 114 in northwestern Fort Worth in

Council District 7. The single family units clustered around green spaces and connected by trails, are
representative of a new style of development which is not directly addressed by the current City of Fort Worth
Zoning Ordinance. This detached multifamily development shares characteristics of an apartment community
and a single-family neighborhood, but is considered to a be a hybrid of the two. They are also sometimes
referred to as ‘cottage communities.

 

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5ncILSK.png

 

unvTbTn.png



#41 steave

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Posted 20 May 2022 - 08:12 PM

Are these cottage developments being built in areas where apartments couldn't otherwise be built, or are they taking up land that's zoned for (much denser) multifamily?



#42 Nitixope

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Posted 21 May 2022 - 06:15 PM

https://accela.fortw...ShowInspection=

 

Record DS-22-0125: 
Drainage Study
Record Status: Pending
 

5217 TEN MILE BRIDGE RD

 

Project Description:
Marine Creek
The construction of a multifamily development. Totally 600 units over 2 phases.


#43 Nitixope

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Posted 21 May 2022 - 07:50 PM

Are these cottage developments being built in areas where apartments couldn't otherwise be built, or are they taking up land that's zoned for (much denser) multifamily?

 

steave,

 

Not sure the answer to that one but I'd be curious to look at how the ownership works in these communities.  I get the impression some subdivisions are sold to individual buyers with an HOA in place and others are Built to Lease or Build to Rent.  "Rents like an apartment, lives like a home."  I would almost like to see this more as lease/rent only because in 30-years when these communities start to show their age, you would hope that there are still some standards in-place for maintenance.

 

https://www.nbcdfw.c...R)" communities.



#44 steave

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Posted 21 May 2022 - 08:54 PM

 

Are these cottage developments being built in areas where apartments couldn't otherwise be built, or are they taking up land that's zoned for (much denser) multifamily?

 

steave,

 

Not sure the answer to that one but I'd be curious to look at how the ownership works in these communities.  I get the impression some subdivisions are sold to individual buyers with an HOA in place and others are Built to Lease or Build to Rent.  "Rents like an apartment, lives like a home."  I would almost like to see this more as lease/rent only because in 30-years when these communities start to show their age, you would hope that there are still some standards in-place for maintenance.

 

https://www.nbcdfw.c...R)" communities.

 

 

They'll just be run down like all the awkward 80s townhouse/patio home subdivisions in Houston around Beltway 8. Same economic conditions then as now - housing shortage, rising high interest rates. When I lived there my friend bought one in Alief (Asian dude) and it needed a lot of work. Carpet in the bathroom around the toilet :throwupen: . My aunt and uncle lived in the 1980s version of one of these cottage developments when I was growing up, in the Inwood area (north of 290 and south of the Beltway but west of 249. It was kind of cool when I was a kid but nowadays that is the hood. Also my old workplace was close to something called Pine Village North in the East Aldine area, that place was a dump taken over by criminals. It was townhouses sold to old people who all got screwed as outside investors bought it and put in renters and then deferred maintenance and removed amenities. A lot of the units are burned out or foundation slabs now, but people still live there.

 

That said I opposing NIMBYing them. Cities need a spectrum of housing options including basic housing for people at the bottom of the income scale. It's the job of things like schools and police and community services to keep areas from turning into slums, turning away development to segregate by income is wrong. I think Fort Worth will do a better job than Houston in the dirty 1990s... I hope... Fort Worth keeps annexing it could get too big and have the same issues Houston did.



#45 Nitixope

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Posted 02 June 2022 - 07:50 AM

It's interesting to look at the cost variances on these new multifamily apartment complexes. 

 

Recent Project #1:

Cost per SQFT = $158.39

Cost per Unit = $200,680

 

https://www.tdlr.tex.../TABS2022020433

 
PROJECT
Project Name: Presidium Berkshire Phase II
Project Number: TABS2022020433
Facility Name: Presidium Berkshire
Location Address: Berkshire Lake Blvd, US-81 Service Rd.
Fort Worth, TX 76131
Location County: Tarrant
Start Date: 7/1/2022
Completion Date: 7/31/2024
Estimated Cost: $59,000,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: 294 unit multi-family project, including 5 residential buildings, clubhouse, maintenance and accessory buildings.
Square Footage: 372,500 ft 2
 
Recent Project #2:
Cost per SQFT = $116.67
Cost per Unit = $102,941
 
 
PROJECT
Project Name: The Trails at Champions Circle
Project Number: TABS2022020416
Facility Name: Same
Location Address: 200 Outlet Blvd
Fort Worth, TX 76117
Location County: Denton
Start Date: 8/1/2022
Completion Date: 8/1/2023
Estimated Cost: $35,000,000
Type of Work: New Construction
Type of Funds: This project is privately funded, on private land for private use.
Scope of Work: 3 story walk up breezeway multifamily project 340 units with a clubhouse and fitness center.
Square Footage: 300,000 ft 2


#46 elpingüino

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Posted 14 June 2022 - 05:15 AM

1,914 homes near Eagle Mountain Lake at Morris Dido Newark Road and Bonds Ranch Road.

https://www.star-tel...l#storylink=cpy

#47 JBB

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Posted 14 June 2022 - 07:23 PM

Gross.  I wouldn't expect anything different, but that is a lot of houses that will cost the city far more than they generate in tax revenue.  But, hey, all develop is good development, right?  



#48 gdvanc

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Posted 15 June 2022 - 02:53 PM

Keep building! We'll show Charlotte who's really #12.



#49 johnfwd

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Posted 17 June 2022 - 07:53 AM

I don't frequent Eagle Mountain Lake but have been there occasionally to swim or to dine at one of the restaurants overlooking the lake.  I have a friend who lives in one of the palatial-style homes in the area.  Nice area, but it will be crowded in the future.  I can understand why more people will want to live near the lake.



#50 Nitixope

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Posted 17 June 2022 - 11:14 AM

I'm just thinking out loud here...would love to hear others thoughts on this.

 

We're at an interesting time right now.  S-T has this paywall article talking about if rising interest rates will lead to falling prices.  That's what the FED is trying to do to get inflation under control.  With all of these new subdivisions in the works and lumber prices plummeting now between a 1/3 and 1/2 of what it was at peak over the past couple of years.  I guess that means the cost of construction would be normalizing but other material is still high and labor is high too.  I've started noticing more older flipped homes sitting longer on the market, certainly not selling within a day or two. 

 

I'd be curious to hear from a realtor as far as what they are seeing if nicer areas are still having bidding wars and multiple cash offers or is that over now? 

 

Do you think these big subdivisoins and cottage home communities will move forward as quickly and will there be enough interested buyers wanting to take loans out now before rates go even higher?  If you were smart, you'd take that down payment and put it back into the stock market when it bottoms out, you could make a real killing when it comes back up probably take your 20% down and have enough to put 50% down.  

 

Some would say 5-6% on a home loan still isn't that bad compared to what it has been in the 70's through 90's but the kicker is the high value of a homes has gone up so much recently that the math may not work out for a buyer if prices do end up falling not to mention a negative equity scenario.  Honestly, those flipped houses I'm seeing right now are over valued by at least $50K.  If those guys are going to take a price reduction, they'd better hope they have enough margin to come out ahead after all their expenses and carrying costs.  

 

 

https://www.star-telegram.com/news/business/growth/article261721332.html#storylink=mainstage_lead 






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