Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from C-2, Community Business District to S, South Mansfield Form Based Development District on Approximately 12.899 Acres in the Joseph Lawrence Survey, Abstract No. 616, City of Mansfield, Ellis County, Texas on Property Located at 3400 Harmon Road; M.R. Development, Developer (ZC#23-004)
Requested Action
To consider the subject zoning change request
Recommendation
The Planning and Zoning Commission held a public hearing on March 22, 2023, and voted 5 to 0 to recommend approval of the zoning change request.
Vote:
Ayes: 5 - Axen, Mainer, Bennett, Groll, and Shaw
Nays: 0
Absent: 2 - Goodwin and Thompson
The Department of Planning and Development Services recommends approval.
First Reading
The City Council met on April 10, 2023, and voted 6 to 0 to approve the zoning change at First Reading.
Description/History
Existing Use: Vacant
Existing Zoning: C-2, Community Business District
Land Use Plan: Sub-Area 7
Surrounding Land Use & Zoning:
North - Multi-family residential, PD, Planned Development District
South - Single-family residential, PD, Planned Development District
East - Vacant, C-2, Community Business District and PR, Pre-Development District
West - Single-family residential, PD, Planned Development District
Thoroughfare Plan Specification:
State Highway 360 - Frontage Road and Freeway
Harmon Road - 2-lane residential street
Synopsis
The applicant is requesting to rezone the property from the C-2, Community Business District, to the S, South Mansfield Form-based Development District, on approximately 12.899 acres to accommodate mixed-use development. The policy recommendations for Sub-Area 7 in the Official Land Use Plan support development projects that are compatible with the goals of The Reserve Planned Development.
Staff Analysis
The primary intent of the recently adopted S, South Mansfield Form-based Development District, is to enable and to encourage a development pattern that is compact, mixed-use, walkable, and sustainable. To that end, the S, South Mansfield Form-based Development District is structured using the principles and practices of the rural-to-urban transect that, as used in this zoning district, create predictable urbanism by regulating building form and design.
The subject property consists of 12.899 acres. As proposed, the property will be developed for multi-family residential, rowhouse, neighborhood-oriented commercial and civic space. It is expected that the design of the site and the arrangement of buildings will create a mixed-use destination that is focused on distinct architecture and complementary amenities.
Because the property is greater than two (2) acres in area, a special land assemblage plan and a development agreement will be required. The special land assemblage plan ensures that the property is appropriately master-planned to produce a development that is pedestrian-oriented, mixed-use, and attractive and is approved administratively by the Department of Planning and Development Services. The development agreement must be approved by the City Council, and it will reinforce a pattern of development that is mixed-use and will achieve the community’s vision for sustainable growth.
The S, South Mansfield Form-based Development District relies extensively on transect zones and special districts to establish the allowable uses and building design standards. The transect zone that directs this proposed development must be shown on the required special land assemblage plan.
New development on the property (and any future renovation or redevelopment) must comply with the urban design and landscaping standards of the S, South Mansfield Form-based Development District. These urban design and landscaping standards will inform the required submittal of a special land assemblage plan as well as site plans and building plans.
A site plan and building plan is required prior to plat approval or the issuance of a building permit, as provided for in Section 155.111 of the Mansfield Code of Ordinances.
Summary
The S, South Mansfield Form-based Development District provides a specific set of form-based development standards that enables and encourages a creative development that is mixed-use, connected, walkable and visually harmonious. The possible introduction of a range of residential options, neighborhood-oriented commercial and other related civic activities have the potential to create a dynamic locus of activity along State Highway 360. As such, the presence of civic and passive spaces with public art and other amenities are highly encouraged.
Prepared By
Art Wright, AICP, Principal Planner
817-276-4226