Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from PD, Planned Development and PR, Pre-Development District to PD, Planned Development District for Commercial Uses, Retail and Restaurant with Drive-Through Service on approximately 1.292 acres in the J. Grimsley Survey Abstract No.578, City of Mansfield, Tarrant Co, TX, located at 1741 E Debbie Ln.; Drew Donosky, Applicant (ZC#24-006)
Requested Action
To consider the requested change of zoning.
Recommendation
The City Council met on June 24, 2024, and voted 7 to 0 to approve the zoning change at First Reading.
The applicant incorporated all of the conditions recommended by the Planning and Zoning Commission into the proposed PD, Planned Development District standards.
The Planning and Zoning Commission met on June 3, 2024, and voted 6 to 0 (with one absence) to recommend approval of the zoning change request with the following conditions:
i. That the permitted uses of the property be expressly limited to only those commercial uses that are permitted as a matter of right under the provisions of Section 155.057 of the Mansfield Zoning Ordinance (i.e., Neighborhood Design Standards);
ii. That a drive-through facility in accordance with all applicable provisions of the Mansfield Zoning Ordinance be permitted as a matter of right; and
iii. That a note be added to the Building Elevations depicted in Exhibit “C” that clarifies the use of stucco (three-coat) or exterior insulating finishing systems (E.I.F.S.) or similar material.
Vote:
Ayes: 6 - Mainer, Bennett, Goodwin, Moses, Shaw, and Thompson
Nays: 0
Absent: 1 - Axen
The Department of Planning and Development Services recommends approval as presented.
Description/History
Existing Use: Vacant
Existing Zoning: PD, Planned Development District and PR, Pre-Development District
Mansfield 2040 Land Use Designation: Mixed-Use Local
Surrounding Land Use & Zoning:
North - Gas well Site, PR, Pre-Development District
South - Residential, PD, Planned Development District
East - Residential, SF-8.4/18, Single Family Residential District
West - Mixed Use, PD, Planned Development District
Thoroughfare Plan Specification:
East Debbie Lane - 6-lane divided arterial street.
Matlock Drive - 6-lane divided arterial street.
Synopsis
The requested zoning for this property --- PD, Planned Development District --- is consistent with the vision and recommendations found in the recently adopted Mansfield 2040 Plan. The applicant is proposing to construct a small retail center that is capable of supporting restaurant and retail uses. The project --- as proposed --- is compatible with existing and future land use patterns in the area.
The subject property is designated as Mixed-Use Local and is intended to provide for low- to medium-scale development that supports mixing uses within the same lot or project. Residential and non-residential uses may be vertically mixed on different building floors or horizontally incorporated next to one another in separate or shared structures.
Development within this classification 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. Building façades should be treated with appropriate finishes and architectural styles complementary to the surrounding character.
Mansfield 2040 Plan
Land Use Designation(s)
The land use designation for this property is Mixed-Use Local.
Goals and Strategies
MU.2(c): Establish a balanced and complementary mixture of uses within buildings and developments.
MU.3(b): Utilize mixed-use applications around existing neighborhoods to provide local destinations and services.
Analysis
The applicant is requesting a change of zoning from the PD, Planned Development District and PR, Pre-Development District to PD, Planned Development District for commercial uses, retail and restaurant with drive-through services.
The subject property consists of approximately 1.292 acres along East Debbie Lane --- and is relatively close to the intersection of Matlock Road and East Debbie Lane. Other uses near that intersection include the existing Villas Di Lucca, Villaggio, Ladera Active Adult Living, Five Oaks Crossing Neighborhood, and the Community of Hope Methodist Church.
The proposed building is a single commercial building on the property. The desire of the applicant is to design, construct and operate a restaurant with drive through service and to deliver building area for other retail and commercial uses.
The development will utilize an existing drive on East Debbie Lane, which will be used by the proposed development and Villaggio an existing mixed-use development adjacent to the proposed development.
Site Plan
The site is laid out showing a single building designed to allow commercial uses, retail, and a restaurant with a drive through service. The proposed building is intended to provide 7,447 square feet of enclosed space to the market. Additionally, 60 percent of the proposed building will be retail and the remaining 40 percent will be for a restaurant. However, those percentages may change depending on economic conditions and market demand. Should the request for a PD, Planned Development District be approved, with the conditions as requested, then any percentage of the building may be dedicated to restaurant, retail, or other permitted uses without any limitation or restriction.
The project provides adequate parking of 41 spaces --- out of which two (2) are identified as accessible parking for the entire development. Vehicular traffic into the proposed development is intentionally designed to be one way; and it is intended to eliminate potential circulation conflicts at the transaction window area and to make an escape or bypass lane most convenient. Vehicular access will be provided to the development through the existing drive on East Debbie Lane.
The site plan is shown on Exhibit “B”.
Building Elevations
Building elevations have been provided for the proposed buildings in Exhibit “C”. The proposed building elevations for this project features articulations and pre-finished canopies at the ends of the building that provide visual interest and distinguish it from other similar developments in Mansfield and beyond.
The proposed commercial building consists of brick, stucco, and wood siding materials. The building material table depicted on the building elevations shown in Exhibit “C” does not distinguish between the use of stucco (i.e., hard coat) and exterior insulating finishing systems (E.I.F.S.). To ensure an expedient and predictable development review process; clarity with the development standards set forth in the proposed PD, Planned Development District, if approved; and a development of elevated quality that is consistent with the architectural vernacular of the surrounding area, it is recommended that stucco be used on the building façades.
The building elevations are shown on Exhibit “C”.
Landscape Plan
A landscape plan is provided for this project showing a total of eighteen (18) canopy trees and no ornamental trees and shrubs in the buffer yards. The landscape plan also shows a total of eleven (11) canopy trees, forty-seven (47) shrubs and no ornamental trees in the interior landscape areas. No screening wall was required for this project but there is an existing screening wall that surrounds the gas well pad site and facilities towards the northwest of the property.
The Landscape Plan is shown on Exhibit “D”.
Signage
The project is subject to the applicable sign regulations found in Section 155.090 of the Mansfield Zoning Ordinance. These regulations limit signage to one (1) sign per street frontage plus one (1) wall sign for each tenant in the building. For this property, a location for a monument sign is shown on the site plan towards the south of the property along East Debbie Lane. Details of the monument sign were not provided; and it may not exceed a maximum of 10 feet in both width and height.
A separate sign plan was not provided for this project, but all sign information can be seen on the site plan and the elevations.
Summary
The property is currently zoned PR, Pre-Development, and PD, Planned Development District. The existing PD, Planned Development District allows all uses permitted in the C-2, Community Business District, excluding drive-through facilities for restaurants. The proposed PD, Planned Development District is intended to promote the development of a typical retail center and to create opportunity for shopping, employment, and other commercial services including a drive through service restaurant.
The requested zoning --- in accordance with the purpose of Section 155.066 of the Mansfield Zoning Ordinance for PD, Planned Development District Regulations --- will accommodate unified design of uses and facilities, permit flexibility and encourage a more creative, efficient, and aesthetically desirable design and placement of buildings. The proposed PD, Planned Development District provides the City with the ability to provide control measures of the types and intensity of uses allowed within the proposed development. It also supports economic development by increasing opportunities for businesses, expanding the tax base, and elevating the quality of life.
Prepared By
Helina Sarkodie-Minkah, Planner
817-276-4287
Attachments
Maps and Supporting Information
Exhibit A - D