Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from C2, Community Business District to PD, Planned Development District for C-2, Community Business District uses including Flex-Office Use on approximately 1.998 acres out of the William Lynn Survey, Abstract No. 984, Tarrant Co., TX, located on property addressed at 2480 North U.S. Highway 287. Triple K Holding, LLC Owner/Developer and Bannister Engineering, Engineer/Surveyor (ZC#23-008)
Requested Action
To consider the requested change of zoning.
Recommendation
The City Council met on November 11, 2024, and voted 7 to 0 to approve the zoning change at First Reading.
The Planning and Zoning Commission met on October 21, 2024, and voted 6 to 0 (with one absence) to recommend approval of the zoning change request.
Vote:
Ayes: 6 - Mainer, Bennett, Godin, Axen, Walker, and Thompson
Nays: 0
Absent: 1 - Moses
The Department of Planning and Development Services recommends approval as presented.
Description/History
Existing Use: Vacant
Existing Zoning: C-2, Community Business District (within the FR, Freeway Overlay District)
Mansfield 2040 Land Use Designation: Public/Semi-Public
Surrounding Land Use & Zoning:
North - Single-Family Residential, PR, Pre-Development District, Single-Family Residential, SF-12/22, Single-Family Residential District, and C-2, Community Business District
South - Commercial, C-2, Community Business District
East - Vacant, C-2, Community Business District
West - North U.S. Highway 287
Thoroughfare Plan Specification:
North U.S. Highway 287 - Freeway
Synopsis
While some of the proposed uses (e.g., flex office and other commercial uses) under the requested zoning change do not fully align with the vision and goals of the Mansfield 2040 Plan, they are generally compatible with the surrounding development patterns in the immediate vicinity. Therefore, the PD, Planned Development District, is suitable for development on the subject property. This classification allows for greater flexibility in urban design and land use, making it particularly fitting for a property situated along a key gateway --- U.S. Highway 287--- into Mansfield.
Mansfield 2040 Plan
Land Use Designation
The land use designation for this property is Public/Semi-Public.
Goals and Strategies
The Public/Semi-Public category identifies Mansfield's civic facilities and educational institutions. These areas are intended to support municipal services, such as utility distribution and management, and Mansfield Independent School District (MISD) properties. Development within this category will be driven by the services needed and capacity of Mansfield's growing population. Public/Semi-Public spaces should serve residents locally and Citywide.
Private development within this category is not always anticipated; however, if partnerships are formed between public and private interests, private development should remain compatible with local properties and meet the needs of Mansfield's residents.
Analysis
The Applicant is requesting a change of zoning from C2, Community Business District (within the FR, Freeway Overlay District) to PD, Planned Development District, to allow C-2, Community Business District uses, including Flex Office Uses.
The subject property consists of approximately 1.998 acres along North U.S. Highway 287, which is located south of Turner-Warnell Road, and close to the northern City limits. The adjacent land uses include residential, commercial, and some light industrial activities.
The purpose of this PD, Planned Development District, is to promote non-residential development that is compatible with existing land uses in the area. As part of the development, the Applicant has obtained approval from the Texas Department of Transportation (TxDOT) to relocate the proposed driveway to the northern portion of the lot, replacing its current location. The purpose of this change was to also create a larger buffer between the property and residential uses to the north.
Development Plan
The proposed development plan includes a single commercial building of approximately 22,000 square feet, designated for C-2 Community Business District uses with associated flex-office use. Parking will be provided based on the approved uses and in compliance with the requirements of Section 155.091 of the Mansfield Zoning Ordinance.
The proposed development for a Flex Office facility shall include all office, and flex uses as outlined in the PD, Planned Development. The building will accommodate a minimum of 53% of office uses, represented by the white areas, and a maximum of 47% flex uses, represented by the hatched areas as shown on the development plan. The development plan illustrates this use breakdown with hatch marks delineating the flex space.
Flex Space uses include uses such as sales with storage, wholesale office of sample room, construction contractor operations (including equipment storage), cabinet making, woodworking or upholster shop, maintenance or repair service for buildings, and automotive detailing, wrapping, and window tinting. All uses and display/storage must be indoors.
The proposed Development Plan is shown on Exhibit “B”.
Building Elevations
Building elevations for the proposed structure is shown in Exhibit “C-2”. The building’s design primarily features steel and metal C panels, with accents of cultured stone. It also includes a brick soldier course and flashing at the top of the buildings.
The building is aesthetically well-articulated, with street-facing façades showcasing tower elements with cultured stone vertical accents, and store front on north and west sides of the building. These elevations reflect the minimum design standards for the final building product.
The Building Elevations are shown on Exhibit “C-2”.
Landscape Plan
For this development, a 15-foot buffer yard is provided along the northern boundary adjacent to the residential properties, instead of the required 20 feet, due to site constraints. Additional vegetative screening will be added to properly screen the commercial building from the residential lots. A 10-foot buffer yard is also provided on the south and east sides of the property.
To meet the passive space requirements, the development includes limestone seating blocks, concrete corn-hole boards and picnic tables with umbrellas. Additionally, a detention area is proposed on the west side of the property along North U.S. Highway 287.
Per the landscape plan, the property owner, tenant or agent shall be responsible for the maintenance of all required landscaping in an orderly and live-growing condition.
The Landscape Plan is shown on Exhibit “D”.
Signage
The project is subject to the sign regulations outlined in Section 155.090 of the Mansfield Zoning Ordinance, which allow one sign per street frontage plus one wall sign for the proposed building.
For this property, the monument sign is located on the site plan towards the south along North U.S. Highway 287. The sign details are shown in the sign plan, including a total height of approximately 11 feet and a width of 10 feet. The sign will consist of metal C panels and cultured stones to match the building’s design.
The Sign Plan is shown on Exhibit “E”
Summary
A PD, Planned Development District, as defined in Section 155.066 of the Code, “is intended to accommodate unified design of uses and facilities, and to permit flexibility and encourage a more creative, efficient and aesthetically desirable design and placement of buildings, open spaces, circulation patterns and parking facilities to best utilize special site features of topography, size or shape”. However, the intent of a PD, Planned Development District is not to relax base development standards but to enhance the overall design quality and functionality.
The proposed PD offers the City control over the types and intensity of land uses allowed within the proposed development. Although this proposal does not fully align with the Mansfield 2040 Plan, it is still appropriate for the site, particularly considering the adjacent properties to the south as retail and office within the Plan. The development establishes design standards that create a predictable and cohesive built environment, in line with both existing and anticipated development patterns. It also includes suitable buffers to mitigate impacts on surrounding lower-intensity land uses, ensuring a balanced and compatible relationship with adjacent properties.
Prepared By
Helina Sarkodie-Minkah
Planner I
817-276-4287