Title
Ordinance - Public Hearing and Second and Final Reading on an Ordinance Approving a Change of Zoning from PD, Planned Development District to S, South Mansfield Form-Based Development District on Approximately 9.48 Acres in the W Howard Survey Abstract No. 690, City of Mansfield, Tarrant County, TX on property addressed 620 S Cannon Drive and 400 N Miller Road.; Leon Capital Group, Applicant (ZC#24-002)
Requested Action
To consider the subject zoning change request.
Recommendation
The City Council met on August 26, 2024, and voted 6 to 1 to recommend approval to the second and final reading. Deliberations concerning connectivity, access, and height transitions were provided by the Department of Planning.
The Planning and Zoning Commission met on August 5, 2024, and voted 7 to 0 to recommend approval. During deliberations on the case the Planning and Zoning Commission expressed the importance of connectivity and pedestrian accommodations along Cannon Drive as well as provided feedback concerning the utilization of two parking garages as opposed to one larger parking garage.
Vote:
Ayes: 7 - Mainer, Axen, Goodwin, Thompson, Bennett, Shaw, and Moses
Nays: 0
Absent: 0
The Department of Planning and Development Services recommends that the City Council approve the zoning change request to S, South Mansfield Form-Based Development District as presented.
Description/History
Existing Use: Vacant
Existing Zoning: PD, Planned Development District (The Reserve)
Land Use Designation: Mixed-Use Local
Surrounding Land Use & Zoning:
North - Existing Gas Well Site and Commercial, PD, Planned Development District
South - Existing Multi-family, PD, Planned Development District
East - SH 360 Right-of-Way
West - Existing Single-Family (Rustic Meadows), 2F, Two Family Residential District, Cannon Drive South Right-of-Way
Thoroughfare Plan Specification:
Cannon Drive South and Conifer Street - Minor Collector C3U
Synopsis
This is zoning change request for approximately 9.48 acres of property owned by LG Mansfield Emily Lane LLC and Cann-Mansfield LTD. The request is to change the zoning from the PD, Planned Development District (i.e., The Reserve PD, Planned Development District and, in particular, the Neighborhood Center One Sub-District) to the S, South Mansfield Form-based Development District to accommodate future mixed-use development that recognizes, realizes, and achieves the vision and vast potential of the Toll Road 360 Corridor and expands on the vision of the Mansfield 2040 Plan.
Mansfield 2040 Plan
Land Use Designation(s):
The land use designation for the properties is Mixed-Use Local.
Goals and Strategies (Supporting Action)
• NH.1: Encourage Inclusive Housing Options (Allow inclusive housing options (duplexes, townhomes, smaller multi-dwelling buildings) by right in denser residential areas).
• NH.3: Plan for Livable Neighborhoods (Implement block breaks through pedestrian improvements, such as pathways).
• PP.1: Foster a Sense of Place (Use trails and parks to link community gathering spaces).
• RE.2: Expand Local Employment Opportunities (Integrate small-scale offices and businesses within proximity to residential developments).
• RE.3: Increase Neighborhood-Centered Retail (Remove barriers to infill neighborhood-serving retail and commercial establishments within residential areas).
• MU.1(a): Integrate higher-intensity residential uses within mixed-use settings at intentional locations within the City. (Consider high-intensity residential developments only when paired with vertically or horizontally integrated nonresidential components
• MU.2(c): Establish a balanced and complementary mixture of uses within buildings and developments. (Locate nonresidential areas along frequently traveled vehicular and pedestrian routes along and within mixed-use developments).
• MU.3(a): Integrate public and private amenities aimed toward residents, businesses, and visitors. (Establish partnerships with property owners and/or developers for public/private partnerships that support the community’s shared vision for vibrant mixed-use projects).
Analysis
The site is currently located within The Reserve Planned Development and is also presently zoned as PD, Planned Development District --- Neighborhood Center One Sub-District --- which supports a mix of neighborhood-oriented uses and allows for a maximum of 189 dwelling units. In this sub-district, multi-family residences require the approval of a Specific Use Permit. The developer desires to build more multi-family residences than permitted under the existing Neighborhood Center One Sub-District, prompting the request to rezone the property to the S, South Mansfield Form-based Development District.
The provisions of the S, South Mansfield Form-based Development District enable and encourage varying levels of mixed-use intensity; and, under those same provisions, the City can establish additional parameters for site design, building design, and building use that require vertical mixed-use development and ensure the inclusion of publicly accessible civic spaces.
The Developer has provided a conceptual plan --- that is subject to refinement pursuant to a development plan as required by the S, South Mansfield Form-based Development District --- if the requested zoning change is approved. As presented, this conceptual plan emphasizes pedestrian-friendly edges along the west and east property lines, incorporates non-residential spaces on the ground floor to enhance the pedestrian experience, and includes a pocket park on the northern edge to offer recreational and entertainment opportunities for the community. It should be noted that the rezoning request is not intended to finalize any of these concepts --- rather to depict generally how the property will be developed if the request is approved. The development plan required by the provisions of the S, South Mansfield Form-based Development District --- subject to review and approval by the City Council --- will allow for further refinement and the special land assemblage plan will reinforce the terms and conditions of the development plan.
Accordingly, the primary intent of the S, South Mansfield Form-based Development District, is to enable and to encourage a development pattern that is compact, mixed-use, walkable, and sustainable. To that end, the S, South Mansfield Form-based Development District is structured using the principles and practices of the rural-to-urban transect that, as used in this zoning district, create predictable urbanism by regulating building form and design.
Because the property is greater than two (2) acres in area, a development plan and a special land assemblage plan will be required. The development plan must be reviewed and approved by the City Council, and it will reinforce a pattern of development that is mixed-use vis-à-vis a required concept plan, phasing plan, and other project attributes that will achieve the community’s vision for sustainable growth. The special land assemblage plan ensures that the property is appropriately master-planned to produce a development that is pedestrian-oriented, mixed-use, and attractive and is approved administratively by the Department of Planning and Development Services.
The S, South Mansfield Form-based Development District relies extensively on transect zones and special districts to establish the allowable uses and building design standards. The transect zone that directs this proposed development must be shown on the required special land assemblage plan.
New development on the property (and any future renovation or redevelopment) must comply with the urban design and landscaping standards of the S, South Mansfield Form-based Development District. These urban design and landscaping standards will inform the required submittal of a special land assemblage plan as well as site plans and building plans.
Summary
The S, South Mansfield Form-based Development District provides a specific set of form-based development standards that enables and encourages creative development. However, the provisions of the S, South Mansfield Form-based Development District also contemplate and understand that certain uses are valuable contributors to the regional, national, and global economies and can be designed and operated in a manner to be a valuable addition to the urban fabric. It is with that understanding that the provisions of the S, South Mansfield Form-based Development District are structured to allow for increased flexibility without the expense of aesthetic quality and delivering a coherent urban fabric.
Prepared By
Arty Wheaton-Rodriguez
Assistant Director of Planning
817-276-4245
Attachment
Ordinance
Maps and Supporting Information
Exhibit A