Title
Public Hearing on a Specific Use Permit for an Automotive Service on 2.19 acres being Lot 5, Block 1, Copper Square Addition filed in Cabinet A, Slide 11684, P.R.T.C.T. located at 2840 FM 157; Great Lakes Center Mansfield Series F LLC, Owner; Foxfield LTD., Applicant (SUP#23-003)
Requested Action
To consider the Specific Use Permit request
Recommendation
The proposed request is not entirely consistent with the existing and the proposed development patterns in the immediate area. If the applicant does not request to withdraw the application for a Specific Use Permit, the Department of Planning and Development Services recommends denial of the proposed use.
Description/History
Existing Use: Multi-tenant retail building
Existing Zoning: C-2, Community Business District
Land Use Plan: Sub-Area 5
Surrounding Land Use & Zoning:
North - Multi-tenant retail, C-2, Community Business District
South - Forest Mill Trail, office, C-2, Community Business District
East - Residential, SF-7.5/16 and SF-8.4-18, Single Family Residential Districts
West - FM 157; restaurant, C-2, Community Business District
Synopsis
The Specific Use Permit (SUP) request is for a use --- Automotive Service --- that, pursuant to the provisions in Section 155.080, Specific Use Permit, of the Mansfield Zoning Ordinance, may “require special consideration in certain settings or are of a public or semi-public character often essential or desirable for the general convenience and welfare of the community, which without specific consideration may have possible adverse impact on neighboring properties.” Pursuant to the provisions in Section 155.080, the SUP for an automotive service is not entirely compatible with the surrounding land uses and emerging development patterns in the area.
Staff Analysis
The applicant is proposing to operate an Automotive Service --- Tint World Automotive Styling Center --- in the existing shopping center located at 2840 Farm-to-Market (FM) Road 157. The business offers window tinting, vehicle body protective films, exterior vehicle wraps and graphics, audio and video systems, mobile electronics and security systems, and detailing of automobiles, boats, and trucks. If the request for an SUP is not withdraw, the Department of Planning and Development Services recommends denial of the request for an SUP for Automotive Service at this location.
Site Plan
The applicant’s site plan (Exhibit B) shows the layout of the proposed suite and floor plan. The proposed business will occupy Suite 110 (i.e., the existing Suites 110 and 112 would be combined) which will be approximately 3,749 square feet of building area. The floor plan shows how the suite will be used with sales and a waiting area in the front of the suite and a service / installation area in the back portion of the suite. An overhead door, as proposed, will be installed on the rear façade of the building to get vehicles and boats in and out of the service area.
Building Elevations
The applicant has provided pictures of the existing elevations (Exhibit C); however, the applicant is proposing to add a roll up door to the rear façade of the building which is not shown in these pictures.
Signage
Signage will comply with the C-2, Community Business District regulations. The applicant is not proposing any additional signage with this SUP application.
Summary
The subject property is zoned C-2, Community Business District, which allows for an Auto Parts and Accessory Sales, Auto Glass, Upholstery or Muffler Shop, and Auto Repair uses to operate on property with an SUP. The services that Tint World offers would be similar to a combination of these uses. The Mansfield Zoning Ordinance specifies that an SUP shall only be issued if all the conditions for approval found in Section 155.080(F)(1)-(7) have been met; the Department of Planning and Development Services does not believe that the SUP request adequately meets the following:
Condition No. 2 - “That the specific use permit will be compatible with and not injurious to the use and enjoyment of other property, not significantly diminish or impair property values within the immediate vicinity.”
The recommendation from the Official Land Use Plan for Sub-Area 5 encourage “[s]ome limited retail and service uses may be added at a neighborhood level” in order to provide an appropriate transition in land uses and to residential properties in adjacency. An automotive use, in particular, could have a negative impact on the residential properties to the east of this shopping center. Additionally, the presence of automotive services could impact both development and redevelopment opportunities in adjacency that may have an adverse impact on fulfilling the vision outlined in the forthcoming Future Land Use Plan to develop, nurture, and sustain nodes with meaningful mixes of commercial, residential, and other complementary uses that allow for the ordinary activities of daily living to occur within walking (or cycling) distance for many.
Condition No. 5 - “That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise, and vibration.”
There is also a concern that the proposed use could pose an issue with noise, fumes, and vibration to the residents living behind this suite where the overhead door will be located.
If the request for an SUP is not withdrawn, the Department of Planning and Development Services recommends denial of the SUP request.
Prepared By
Shirley Emerson, Planner
817-276-4259
Attachments:
Maps and Supporting Information
Exhibit A
Exhibit B-C