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May 30, 2019 Mr. G. Malcolm Louden, Jr. Essex Community Management, LLC 200 Bailey Avenue Suite 202 Fort Worth, Texas 76107 Dear Mr. Louden: Jim Wills and I appreciate you and the Wilbow team meeting with us to discuss the rezoning proposal for the approximately 119 acres of land located at the southwest corner of Columbus Trail and the Chisholm Trail Parkway. This is also the property which is immediately north of the Llano Springs neighborhood. At your suggestion, we have reserved space at Life Church (5400 Risinger Road) to meet with home owners in the area to discuss our rezoning request. The meeting time is set for Tuesday June 11th at 7:00 PM. Also at your suggestion, we are providing the accompanying information so that you may provide it to residents of the Llano Springs neighborhood via their web page prior to the meeting. We hope this information will let our neighbors who could not attend the Zoning Commission meeting on May 8th have a better understanding of our request. The enclosed “Neighborhood Concept” should provide a clear and brief explanation of the reasoning behind the rezoning request. As we discussed in our meeting, while the rezoning request covers approximately 119 acres, only about 62 acres is actually developable. This is due to the fact there is a large portion of the property that lies within the 100 year flood plain which, for all intents and purposes, is not developable and because of a Tarrant Regional Water District easement which runs through the site. We are providing additional exhibits which show the developable portions of the property, how those areas are currently zoned, and what our rezoning request is. As an FYI, the distances shown on the “Developable Land” exhibits represent the approximate closest distance a 3 story apartment building may be located to the single family neighborhood per the City’s multifamily standards and/or physical barriers.

Also, the number of apartments shown on the “Developable Land” exhibits is based on an assumed density of 18 apartments per acre on the “Existing Zoning” exhibit and 24 apartments per acre on the “Proposed Zoning” exhibit. If some of the homeowners cannot attend the meeting on June 11th, please let them know they may contact me by email (jsylo@jbipartners.com) or phone (972.738.0248) if they have questions. Sincerely,

Jerry Sylo, AICP

PRIMROSE STATION- MAY 28, 2019 P A G E | 1 ZC-19-074

PRIMROSE STATION-NEIGHBORHOOD CONCEPT The Primrose Station neighborhood is located at the southwest corner of the Chisholm Trail Parkway and Columbus Trail in the Wedgewood Sector of Fort Worth. The property presently is zoned for commercial and multifamily development. As can be seen on the Existing Zoning Exhibit, the commercial zoning is concentrated along Columbus Trail and the Chisholm Trail Parkway. The multifamily zoning is concentrated in the southwest quadrant of the property immediately adjacent to the Llano Springs single family neighborhood and the TEX Rail Line. Fort Worth’s Future Land Use Plan identifies a potential transit station on the TEX Rail Line just north of Columbus Trail. The Plan also recommends to, “Encourage major employers, retail, and high density residential to locate at or near proposed transit stops and entryways to the Chisholm Trail toll road.” In keeping with that vision, the proposed zoning change is being requested. Tract 5, which is on the south side of the property, is proposed to be rezoned to the “A-5” zoning district. This zoning will allow for development which is compatible with the Llano Springs neighborhood. Additionally, a fairly large swath of flood plain runs east-west through the property. This flood plain will allow for a natural separation between the single family zoning and the more intensive commercial and multifamily zoning which is proposed on the north side of the property. Tract 4, which is located at the northeast corner of the property, which is also the southwest corner of the Chisholm Trail Parkway and Columbus Trail is proposed to be rezoned to the “E” Neighborhood Commercial District. While the property is presently zoned to the “G” Intensive Commercial District, the lack of frontage roads along the Chisholm Trail Parkway limits the ability for this area to develop commercially. The Neighborhood Commercial District will be much more in keeping with the type and scale of commercial development envisioned for the property. Tract 3, which is located at the northwest corner of the property, closest to the potential transit station, is currently zoned to the “E” Neighborhood Commercial District. The request is to rezone this property to the “D” High Density Multifamily District. The recently revised multifamily zoning standards will allow this property to develop in a pattern which is much more in tune with the transit station. Finally Tracts 1 and 2 are proposed to be rezoned to a Planned Development. The property will have the option of developing in accordance with the standards established in the “D” High Density Multifamily District or alternative standards which will allow for a Cottage Community development pattern. These tracts are located farther from the transit station. As such, while they will be appropriate for multifamily development, the intense development pattern encouraged in the updated multifamily standards may not be appropriate for sites this large. Allowing for alternative development patterns will encourage a diversity of neighborhoods to be developed.

PRIMROSE STATION- APR 17, 2019 P A G E | 1 ZC-19-074: EXHIBIT _

EXHIBIT _ PLANNED DEVELOPMENT STANDARDS PRIMROSE STATION GENERAL STANDARDS Site Plan Approval: 1. The requirement for site plan approval by the City Council for Tracts 1 and 2, as shown on Exhibit

_ -Proposed Zoning, shall be deferred until such time as a permit for any type of construction on the property is needed. At that time, the Site Plan approval process, as outlined in Sections 4.301 – 4.304 of the Fort Worth Zoning Ordinance shall apply.

2. The Site Plan shall only be needed for that portion of a Tract being developed. Subsequent Site Plans shall go through the PD Site Plan approval process at the time those portions of a Tract develop.

3. Development shall take place in accordance with either the development standards established in the “D” High Density Multifamily Residential District (Section 4.712) of the Fort Worth Zoning Ordinance, as amended, or the development standards established below. (Cottage Community Standards).

4. PD Site Plan approval by the City Council shall be required for a Cottage Community development pattern prior to the issuance of a building permit.

5. Cottage Community Standards A. COTTAGE COMMUNITY development is a unique concept of single story residential homes for lease.

The appearance and general function of the structures are single-family in concept, elevation and design. The unit mix includes one bedroom units (set up as a duplex – two units in one building), two bedroom units (each unit in its own structure) and three bedroom units (each in its own structure). Each unit is sprinkled according to NFPA 13D.

B. If developed as a Cottage Community, the development pattern shall generally reflect the pattern shown on Exhibit _ - Cottage Community Development Pattern.

C. Development shall take place in accordance with the development standards established in the “D” High Density Multifamily Residential District (Section 4.712) of the Fort Worth Zoning Ordinance, as amended, unless otherwise identified below. 1. Open space minimum: Total of 30% of the site as defined below. 2. Open space minimum: Total of 30% of the site as defined below.

a. 8%, as defined in Section 4.712(7)gi: Dimensions of not less than 25’ in any direction. b. 10%, as defined as private “yards” for each unit. The yards may be covered with a

canopy, but shall not be enclosed. c. 2%, as defined in Section 4.712(7)gii: Patios adjacent to dwelling units. d. 10%, as defined as a courtyard unit entry common area.

3. Fences and gates; a. A 6 foot wall of solid or opaque nature is allowed along all perimeter sides. The

purpose of this wall if for screening and security of private rear yards. b. Exterior security fences and gates are allowed along all perimeter sides (property

lines, right-of-way). 4. Façade and building orientation standards for multifamily development: These

requirements are not applicable. 5. Detached garages and carports are permitted.