Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from SF-12/22 Single-Family Residential District to PD Planned Development District for commercial and single-family residential uses on approximately 10.574 acres described as Block 1, Lots 1 and 2R of the RW Roberts Addition, Tarrant County, TX, located at 650 and 700 N. Holland Rd. 1020 Ventures LLC, Developer (ZC#23-019)
Requested Action:
To consider the subject zoning change request.
Recommendation:
The City Council met on September 9, 2024, and voted 5 to 1 (with one absence) to approve the request for zoning to the second hearing. During discussion on the case a request for the developer to provide elevations as part of the ordinance was made. Elevations and character images have been provided and attached as Exhibit D. An edit to the development lot standards has also been made to remove any future conflict between written lot standards and those shown within the development site plan.
The Planning and Zoning Commission met on July 1, 2024, and gave guidance to the developer before voting on a recommendation to the City Council. The Commission voted 5 to 1 (with one absence) to recommend approval of the zoning change with these conditions:
1. At least 35% of the corner market's total retail and display area must be dedicated to the sale of perishable goods.
2. Prohibit the use of an urgent care facility.
3. Hours of operation to be determined based on the use (e.g., food service establishment).
4. Each detached single-family residence must have a minimum floor area of 2,200 square feet.
5. A Homeowners’ Association is required, regardless of the number of units on the property.
Vote:
Ayes: 5 - Mainer, Axen, Bennett, Goodwin, and Thompson
Nays: 1 - Moses
Absent: 1 - Shaw
The developer made modifications to address all the conditions recommended by the Commission. The revised development plan no longer includes row houses and now features a horizontal mixed-use community with neighborhood businesses along Holland Road, transitioning to detached single-family homes with rear-loaded garages along Holland Road Extension.
The Department of Planning and Development Services recommends approval with the developer's modifications, as presented.
Description/History
Existing Use: Vacant
Existing Zoning: SF-12/22 (Single-Family Residential District)
Surrounding Land Use & Zoning:
North: Commercial Development (PD, Planned Development District based on C-2, Community Business District) and Two Single-Family Homes
South: Right-of-Way (ROW)
East: Holland Road Extension Right-of-Way (ROW) and Meadow Glen Neighborhood
West: Holland Road Right-of-Way (ROW) and Waterford Park Neighborhood
Synopsis
The requested zoning change to PD (Planned Development District) aligns with the goals in the Mansfield 2040 Plan. The property is designated for Mixed-Use Local, and the proposed development aligns with the City Council's direction, the Mansfield 2040 Plan, and emerging land use patterns.
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).
Analysis
Location:
The property consists of two lots totaling approximately 10.574 acres, surrounded on three sides by Holland Road and its extension. A pipeline easement divides the property into a western portion for commercial uses and an eastern portion for residential uses.
History:
In March 2023, a portion of the property (2.9 acres) was reviewed for a commercial building, while the rest was either planned for SF-12/22 residential development or not acquired by the developer. The City Council tabled the request to encourage a design that follows neo-traditional urbanism principles.
The Mansfield 2040 Plan, adopted in December 2023, reinforced that direction by designating the area as Mixed-Use Local, which promotes a mix of residential and non-residential uses, encouraging walkability, shared utilities, parking, and community spaces.
Development Plan:
The developer did acquire additional property and is committed to designing a complete neighborhood with a complementary mix of residential and commercial uses.
As it concerns residential uses, the developer previously proposed the construction of 46 row houses and one (1) single-family residence (detached). Previous iterations called for as few as 31 row houses and as many as 62 row houses. The development plan --- as currently proposed --- calls for the design and construction of 32 detached single-family residences. Row houses are no longer proposed, nor allowed as a permitted residential use. Each of the smaller lot detached product will be approximately 40-feet wide and approximately 95-feet deep.
At this time, the developer has not provided elevations for review. Instead, development standards have been provided to provide predictability of product. Standards similar to other approved Planned Developments are present, including the requirement of residential uses to have appropriate frontages (dooryard, stoop, patio, etc), considerations for landscaping, architectural standards (including, wall materials, roof pitches, openings and attachments). (See Development Standards section of this report for more details.)
Concerning commercial activity, the Developer proposes to construct a minimum of 28,220 square feet of floor area contained within four (4) principal buildings. A phasing plan requires a minimum of 10,000 square feet of commercial space before any residential development begins, including at least one food service establishment.
It should be noted that the Developer does provide for a phasing plan requiring a minimum of 10,000 square feet of commercial space shall be designed and constructed prior to submitting an application for any small lot detached single-family residential construction (generally 40-foot-wide lots).
Development Standards:
The PD District sets standards for building use, setbacks, height, design, and more to ensure a cohesive development, such as:
• Minimum 2,400 square feet for single-family homes
• Maximum lot coverage of 80%
• Required building frontages (e.g., porches, stoops, shopfronts)
• Phasing plan for commercial development before residential construction
• 60% masonry materials on all building facades
• Diverse architectural styles to avoid uniformity (a minimum of six unique elevations are required along with a spacing plan that requires the units to be appropriately spaced throughout the site plan)
Relationship to the Mansfield 2040 Plan:
The Mansfield 2040 Plan advises that:
• Residential and non-residential uses “be vertically mixed on different building floors or horizontally incorporated next to one another in separate or shared structures.”
• “Residential uses should be designed to support non-residential functions, and vice versa; site access and circulation conditions should promote the shared use of utilities, parking and common areas.”
• “Development within this [Mixed-Use Local] should promote walkability and pedestrian mobility through reduced front and side setbacks, implementation of plazas and public gathering spaces, and reduced emphasis on parking and vehicular circulation.”
Although the site is in relative proximity to the Entertainment District and other environments that are suitable for more intense mixed-use development, the Mansfield 2040 Plan does envision and call for appropriate transitions in land use intensity to preserve and to enhance the urban fabric.
As such, the Department of Planning and Development Services conducted an analysis of residential intensities --- for neighborhoods immediately adjacent to the subject property --- and found the following:
• Meadow Glen Subdivision (i.e., to the east of the property)
o 8,400 minimum square feet (i.e., lot size)
o 2,200 square feet of minimum floor area
o 3.24 dwelling units per acre (i.e., gross)
• Waterford Park Subdivision (i.e., to the west of the property)
o 8,400 minimum square feet (i.e., lot size)
§ It should be noted that the average lot size is 9,515 square feet
o 2,400 square feet minimum floor area
o 2.32 dwelling units per acre (i.e., gross)
Residential Intensity:
The development is proposed in adjacency to existing detached single-family residences (e.g., homes, that on average, have a minimum floor area of 2,200 square feet and are on lots that require a minimum lot size of 8,400 square feet). The development proposes to constructed homes with a minimum floor area of 2,400 square feet. Although the lots are smaller, the homes are compatible with the surrounding subdivisions.
Additionally --- contextually --- the proposed development establishes an appropriate transition to the existing single-family residential development along Holland Road Extension by mirroring the same (i.e., single-family residential detached).
Plat Review Committee (PRC):
The PRC is comprised of representatives from various departments with permitting jurisdiction over applications for development. The PRC verifies application completeness, compliance with city ordinances, and appropriate application of all design criteria. All departments have reviewed and approved the following attachments. Future discussions about pavement width and parking placement may be necessary during the platting and building permit phase.
Prepared by:
Arty Wheaton-Rodriguez
Assistant Director of Planning
817-276-4245
Attachments:
Ordinance
Maps and Supporting Information
Exhibits (Legal Description, Site Plan, Landscape Plan, and Commercial Elevations)
Exhibit B-1, Proposed PD, Planned Development District Standards