Title
Public Hearing to Consider Proposed Amendments to Chapter 155 of the Mansfield Code of Ordinance, “Zoning”, to Create a New Section 155.057, “Neighborhood Design Standards” and Related Development Regulations (OA#23-008)
Recommendation
On October 16, 2023, the Planning and Zoning Commission tabled this proposed text amendment to the Mansfield Zoning Ordinance, with a vote of 5-0-2 (with two absences) until the next meeting on November 6, 2023.
The Department of Planning and Development Services recommends that the Planning and Zoning Commission approve the text amendment as proposed and presented, subject to review by the City Attorney.
Description/History
This is a request to amend the provisions of Chapter 155, entitled “Zoning” of the City of Mansfield Code of Ordinances to introduce a parallel set of context based zoning standards --- Neighborhood Design Standards --- in a new Section 155.057. As proposed, the Neighborhood Design Standards would allow for more compact, mixed-use, and traditional forms of urbanism to occur and flourish within the OP, Office Park District; the C-1, Neighborhood Business District; the C-2, Community Business District; and the C-3, Commercial-Manufacturing District by-right.
Recent amendments to State Law concerning non-conforming uses and structures --- and the implications from those amendments on the fiscal health and sustainability of Mansfield --- prompted the Department of Planning and Development Services to think creatively and innovatively about amendments to support complete neighborhoods.
As such, the Neighborhood Design Standards are intended to provide a parallel option for owners and developers to design and build in a more traditional way. Further, the Neighborhood Design Standards builds on the growing momentum from Mansfield 2040 Plan and the pivot in direction for development and redevelopment that grow the tax base, elevates the quality of life, and affirms Mansfield as a model and premier community within the region for growth and prosperity.
The provisions --- as proposed --- promote the following:
• The ability to apply the provisions of this proposed Section 155.057 as a matter of right;
• The ability deviate from certain standards related to maximum travel lane widths of thoroughfares, the maximum building area, the minimum and maximum building height, and the requirement that all proposals on two (2) or more acres of land allocate at least 50 percent of the total building area to commercial use;
• Introducing residential options in the forms of accessory dwelling units, flats (only to be permitted as an accessory use to a mixed-use building with commercial uses on the first story), manor houses, and row houses;
• Introducting dooryard, stoop, shopfront, and gallery building frontages to properties developing under its provisions to activate the public realm;
• Encouraging neighborhood-oriented uses that are compatible and complementary to each other;
• Requiring buildings to be a minimum of two (2) stories and a maximum of four (4) stories in height;
• Limiting building footprints to a maximum of 10,000 square feet, with the exception of grocery stores which may be a maximum of 45,000 square feet; and
• Architectural and urban design considerations that are derived from the D, Downtown District and the S, South Mansfield Form-based Development District.
These standards are intended to expedite the development review and approval process while providing an innovative and well-informed set of standards that address existing deficiencies and missed opportunities within the existing Mansfield Zoning Ordinance and offering owners and developers the potential to build mixed-use --- complete neighborhoods --- as a matter of right.
Finally, based on additional direction and guidance provided by the Planning and Zoning Commission, the proposed regulations also support activated rooftops (i.e., food service establishments), activated outdoor seating and dining areas, and considerable reductions in required parking by providing a maximum number of parking spaces that may be provided and the ability to leverage a parking study commissioned by the owner or the developer to provide a parking study for additional parking considerations.
Prepared By
Jordon Drumgoole
Planning and Development Services Analyst
817-276-4229
Attachments
Exhibit A