Title
HLC#24-011: Discussion on New Developments in Historic Downtown Mansfield
Description/History
As part of the City's ongoing preservation efforts, staff will present examples of new developments in the historic downtown area and explain how the downtown design standards are designed to complement the area's historic buildings. New developments often take the place of historic resources previously on a property.
New developments are intended to conform with the Downtown Special Area Plan in the Mansfield 2040 Future Land Use Plan. The downtown area is broken into five zones which control the type of uses, intensity, and character of development:
• D-1, Sub-Urban Zone. This zone consists of residential areas with some commercial and mixed-use activity adjacent to higher-intensity zones. The character of this zone consists of detached single-family residential with limited office. Pedestrians may be occasionally present; sidewalks and trees should be provided within the public right-of-way.
• D-2, Urban Transition Zone. This zone consists of a mixed-use but primarily residential urban fabric. The character of D-2 zones consists predominately of attached buildings accommodating office, restaurant, and retail mixed with row houses and small multi-family residential buildings. There is substantial pedestrian activity; sidewalks, trees, and public lighting should be provided within the public right-of-way.
• D-3, Urban Center Zone. This zone consists of mixed-use of the greatest variety and the highest intensity. The character of this zone consists of attached buildings that form a continuous street wall and accommodate diverse entertainment, multi-family residential, office, restaurant, and retail uses. The D-3 Zone has the highest pedestrian and transit activities; enhanced sidewalks, trees, and public lighting should be provided within the public right-of-way.
• D-3, TOD Overlay. The TOD Overlay is assigned to land under the D-3 designation that is located in proximity to a proposed rail transit station. This area provides for minimum building heights and exempts development from required parking.
• SD-1, Broad Street Corridor. This special district is intended to direct the reuse of historic buildings and their lots along portions of Broad Street from residential to office, restaurant, and retail uses. This special district is further intended to incubate and nurture new and distinct businesses for the historic downtown and its immediate environs.
The Downtown Special Area Plan is based on a vision adopted by City Council, which sees the downtown area as “A welcoming and scenic space that provides eclectic businesses and unique experiences within a walkable district.” The vision is supported by several specialized goals that form the key points of the Downtown Special Area Plan.
Goal DD.1: Enhance the Public Realm to Provide a Remarkable Experience
• Strategy DD.1(d): Promote a “park once and walk everywhere” concept.
• Strategy DD.1(f): Identify and promote alternative routes for heavy truck traffic to keep them off Main Street and make Downtown more pedestrian-friendly and focused.
• Strategy DD.2(b): Identify opportunities for infill and redevelopment projects and preservation of the historic aesthetic that support the Downtown vision.
Goal DD.2: Promote Development that creates a Unique Identity
• Strategy DD.2(a): Continue to monitor the urban design standards aimed at enhancing streetscapes and building form both within Downtown and supporting neighborhoods.
Goal DD.3: Prioritize the Pedestrian and Cyclist
• Strategy DD.3(a): Implement road diets where applicable.
• Strategy DD.3(b): Provide mid-block protected pedestrian crossings across Main Street, both north and south of Broad Street, to promote walkability and accessibility.
Goal DD.4: Nurture and Sustain Small and Local Businesses
• Strategy DD.4(a): Prepare an events plan for recurring activations, programs, and events.
In addition to the Downtown Special Area Plan, the Mansfield 2040 Future Land Use Plan several guiding principles, including:
Protection of the Built Environment
Mansfield’s built environment should protect existing neighborhoods by reinvesting in areas that need attention. The City should prioritize maintaining the small-town charm of Mansfield by fostering neighborhood pride and historic preservation.
Attachments:
Downtown Zone Map