Title
Ordinance - Public Hearing Continuation 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 and C-2, Community Business District on Approximately 57.95 Acres in the John Robertson Survey, Abstract No. 1317, City of Mansfield, Tarrant County, Texas, Generally Located east of U.S. Highway 287, East and West of N. Mitchell Road, and North of the Union Pacific Railroad Right-of-Way on Property Addressed at 101 S. U.S. Highway 287 and at 20 and 24 North Mitchell Road; BV Mitchell LLC and the City of Mansfield, Applicants (ZC#24-008). Note: At the February 24, 2025, public hearing on this case, the City Council approved a motion to zone the Property to C-2, Community Business District. Council and public hearing comment, discussion, and action by the Council will include the proposed rezoning of the Property to C-2, Community Business District.
Requested Action
To consider the subject zoning change request.
Recommendation
The City Council met on February 24, 2025, made a motion to approve zoning on the Property from its current Planned Development District zoning to C-2, Community Business District, and voted 4 to 1 with 1 abstention to approve the amended zoning application. One member of the City Council was absent from the meeting.
On August 12, 2024, the City Council, at the request of the applicant, voted to table the case indefinitely with a vote of 7 to 0. At the applicant’s request, the case was brought back for consideration on December 9, 2024, and at that time the case was tabled with a vote of 7 to 0.
The Planning and Zoning Commission met on June 17, 2024, and voted 7 to 0 to recommend approval of the zoning change request.
Vote:
Ayes: 7 - Mainer, Axen, Bennett, Goodwin, Moses, Shaw, and Thompson
Nays: 0
Absent: 0
Staff recommends rezoning the property to properly align with the Future Land Use Plan’s designation of Retail and Office.
Description/History
Existing Use: Vacant
Existing Zoning: PD, Planned Development District
Mansfield 2040 Land Use Designation: Retail & Office, Mixed-Use Regional, and LINQ Special Area Plan
Surrounding Land Use & Zoning:
North - HEB Grocery, PD, Planned Development District
South - Manufacturing, PD, Planned Development District
East - Manufacturing, Clinics and Assisted Living facility, PD, Planned Development District
West - Existing Commercial, C-2, Community Business District
Thoroughfare Plan Specification:
U.S. Highway 287 - Frontage Road and Freeway
North Mitchell Road - Two lane divided collector street
Synopsis
The applicant(s) is requesting to rezone the property from PD, Planned Development District, to S, South Mansfield Form Based Development District, on approximately 57.95 acres to accommodate mixed-use development along US 287 Frontage Road. It should be noted that there are two (2) PD, Planned Development Districts regulating land use on the subject property; the first PD, Planned Development District contains regulations adopted under The Reserve PD, Planned Development District (Highway 287 Sub-district) and the second PD, Planned Development District contains specific regulations for the construction and operation of a chemical plant only.
A portion of the property included in the application is owned by the City of Mansfield.
Mansfield 2040 Plan
Land Use Designation(s)
The land use designations for this property are Retail & Office and Mixed-Use Regional.
Mansfield 2040 Plan Goals and Strategies
MU.1(a): Integrate higher-intensity residential uses within mixed-use settings at intentional locations within the City.
MU.2(a): Encourage efficiently shared amenities between a variety of uses and users, including parking improvements, infrastructure, and open spaces.
MU.2(c): Establish a balanced and complementary mixture of uses within buildings and developments.
MU.3(a): Integrate public and private amenities aimed toward residents, businesses, and visitors.
RE.1(a): Market the City toward local, regional, and global partnerships in areas with appropriate context and infrastructure.
RE.2(b): Encourage local jobs by targeting employers that want the knowledge, skills, and talent of area residents.
The LINQ Special Area Plan
This development is within the LINQ, Corridor Mixed-Use designation along North U.S. Highway 287.
LQ.1: Capitalize on the intersection of location & opportunity.
LQ.3(a): Promote active transportation via safe and comfortable infrastructure for pedestrians and bicyclists.
Analysis
The applicant(s) has requested to rezone approximately 57.95 acres from two (2) Planned Development (PD) Districts to the South Mansfield Form-based Development (S) District.
The S District relies on transect zones (e.g., T-3, T-4, T-5, and T-6) and special districts to determine permitted land uses and building design standards. The specific transect zone guiding this proposed development must be identified in the required Special Land Assemblage Plan.
Since the rezoning application was submitted in May 2024, two public hearings have taken place (August and December 2024). At both hearings, the applicant requested to table the case, and the City Council granted the request. No substantive changes have been provided by the applicant since then.
In December 2023, the City of Mansfield adopted the Mansfield 2040 Future Land Use Plan (“the plan”), which serves as the guiding document for zoning, platting, and other land use decisions. “The plan” defines nine land use categories, each with a description outlining its purpose, intended uses, and design characteristics. These descriptions are to be referenced when evaluating proposed rezoning requests.
For the subject property, “the plan” designates a future land use category of “Retail & Office.” This category is intended to support shopping, employment, and commercial services for both Mansfield residents and the broader community. “The plan” also outlines an ideal land use balance within this category-90% nonresidential uses and 10% residential uses.
Given this guidance, the City finds that the most appropriate zoning designation within Mansfield’s established zoning districts is the C-2, Community Business District. The C-2 District is designed to support general commercial development, such as shopping centers and individual business establishments. The permitted uses within the C-2 District align with the land use vision set forth in “the plan”. Additionally, limited residential uses may be allowed within C-2 zoning through compliance with § 155.057 Neighborhood Design Standards, which further supports the land use balance recommended by the plan.
Summary
The rezoning application, submitted by BV Mitchell LLC in coordination with the City of Mansfield, originally proposed the South Mansfield Form-based Development (S) District as the designated zoning classification. In considering the guidance provided in the Mansfield 2040 Future Land Use Plan, the City has determined that the most appropriate zoning district category for this area would be the C-2 Community Business District.
Prepared By
Clayton Comstock, AICP, CNU-A
Executive Director of Planning and Development Services
817-276-4252