Title
Public Hearing on a Change of zoning from PR, Pre-Development District to PD, Planned Development District for mixed uses on approximately 134.8 acres of land situated in the J. Lawrence Survey, Abstract No. 616, the M. Gregg Survey, Abstract No. 385, J. Lawrence Survey, Abstract No. 616, and the H. Henderson Survey, Abstract No. 432; City of Mansfield, Ellis County, Texas, located approximately 1500 feet east of State Highway 360, south of Lone Star Road, and south of Britton Road (ZC#24-009)
Requested Action:
To consider the subject zoning change request.
Description/History
Existing Use: Vacant and One (1) Existing Gas Well with Specific Use Permit.
Existing Zoning: PR, Pre-Development District
Mansfield 2040 Land Use Designation: Mixed-use Regional and Entertainment District Special Area Plan
Surrounding Land Use & Zoning:
North: Existing Large Lot Single-Family Home and Vacant, S, South Mansfield Form-Based Development Districts.
South: Vacant, PR, Pre-Development District and City Limits
East: Existing Single-Family Homes, SF - 7.5, Single-family Residential District
West: Vacant, PR, Pre-Development District
Mansfield 2040 Plan Land Use Designation
The subject is property is designated as Mixed-use Regional, and it is located within the Special Area identified as the Entertainment District. As proposed, the development standards within the PD, Planned Development District intend to deliver a primarily residential urban fabric with a variety of housing types with limited mixed-use intentionally located along the future southern extension of Heritage Parkway.
Goals and Strategies
• MU.1 - Support Vibrant Intensity: Integrate higher-intensity residential uses within mixed-use settings at intentional locations within the City.
• MU.2 - Promote Quality Mixed-use Development: Encourage efficiently shared amenities between a variety of uses and users, including parking improvements, infrastructure, and open spaces.
• MU.2 - Promote Quality Mixed-use Development: Establish a balanced and complementary mixture of uses within buildings and developments.
• 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.
Goals and Strategies (Specific to Entertainment District)
• ED.2: Promote mixed-use nodes of development of varying intensities within the district that include a variety of appropriately scaled retail, dining, residential, and office uses.
Analysis
The Site
Consisting of approximately 134.8 acres of land generally located to the east of State Highway 360, to the south of Lone Star Road, to the south of Britton Road, and to the east of the future extension of Heritage Parkway, this site is intended to be developed as a primarily residential urban fabric (i.e., the T-4 Transect Zone) with limited opportunities for mixed-use (i.e., the Enhanced Urban Edge or the T-4.5 Transect Zone).
The proposed PD, Planned Development District is generally based on the principles of form-based zoning (i.e., focusing development rules and regulations primarily on the form of buildings rather than the use of buildings and their lots).
Development Standards
As proposed, the development standards contained within this PD, Planned Development District are intended to deliver development patterns that are primarily residential in character with a defined edge of commercial and / or mixed-use activity along the future extension of Heritage Parkway. The intent is to enable and to encourage “harmonious and coordinated development” and “walkable pedestrian environments that complement the existing housing stock by offering a variety of building types to serve mixed generations”.
The lot dimensions are generally regulated by EXHIBIT “A”, Building Standards; however, even with various lot dimensions, there are no minimum standards or maximum standards for development intensity or density.
Additionally, building height is also regulated by EXHIBIT “A”, Building Standards, with the maximum height of buildings within the proposed PD, Planned Development District being four (4) stories.
Form-Based Development Standards
The proposed PD, Planned Development District Standards require that all principal buildings provide one (1) of the following building frontages within the front setback:
• Yard;
• Stoop;
• Porch;
• Forecourt;
• Dooryard;
• Shopfront; and
• Terrace
There are urban design standards proposed for each of the building frontages (e.g., depth, width, et cetera).
Building functions
Building functions (i.e., uses) focus almost exclusively on a variety of residential uses. Those residential uses include single-family residential (detached), row houses, multi-family residential buildings, and bungalow courts. Commercial uses are generally low-intensity and include office, restaurant, retail, and other civic uses of neighborhood or local significance.
Attachments:
Maps and Supporting Information
Exhibit A - Legal Description
Exhibit B - Draft PD, Planned Development District Standards and Diagrams