Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from SF-12/22 Single-Family Residential District to PD, Planned Development District for Attached Single-Family Residential (Rowhouse) Uses on Approximately 2.794 Acres out of the Henry McGehee Survey, Abstract No. 989, Tarrant County, TX, located at 1225 E Debbie Ln. 5E Real Estate, Developer (ZC#23-026)
Requested Action:
To consider the subject zoning change request.
Recommendation:
On February 26, 2024, the City Council met and approved the change in zoning request 6 to 0, with one absence.
During the public hearing there was discussion concerning providing practical and appropriate pedestrian connections to the commercial property immediately adjacent to this site as well as safety concerns with traffic (including glare from vehicle lights) adjacent to the SF-7.5/16 Single-Family Residential District that borders the western edge of this site. The developer has worked with the Planning and Development Services Department to address these concerns within their PD, Planned Development District Standards.
The Planning and Zoning Commission met on February 5, 2024, and voted 7 to 0 to recommend approval of the zoning change request with the following recommendations:
1. That all windows fronting a thoroughfare or a civic space use vertically proportioned panes. This is architectural detail is consistent with the local architectural vernacular found within the D, Downtown District, the S, South Mansfield Form-Based Development District, and the other PD, Planned Development Districts that have been recently approved throughout the City of Mansfield.
2. That the minimum height of the first story of each row house dwelling be nine (9) feet.
All recommendations have been incorporated into the provided PD, Planned Development District standards and exhibits.
Further clarifications are being made to ensure that dooryard standards are appropriately addressed in the PD, Planned Development District standards and remain as redlines in the provided exhibits, while we work with the developer to finalize appropriate language. The Department of Planning and Development Services will work with the developer between the first and second reading to ensure that the standard is understood by all parties.
The Department of Planning and Development Services recommends approval.
Description/History
Existing Use: Vacant
Existing Zoning: SF 12/22, Single Family Residential District
Mansfield 2040 Land Use Designation: Mixed-Use Local
Surrounding Land Use & Zoning:
North: Existing Multi-family Residential, MF-2, Multi-family Residential District
South: Existing Commercial, C-2, Community Business District
East: Existing Commercial, C-2, Community Business District
West: Existing Single Family Residential, SF 7.5/16, Single-family Residential District
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 Future Land Use Plan. The subject property is designated as Mixed-Use Local and, as such, the proposed development intends to deliver attached single-family (i.e., row house) dwellings that are appropriate in scale and intensity with established residences and provide a mix of uses within an existing large commercial tract. The development emphasizes placemaking and the pedestrian experience through public and private amenities. As a landlocked property, connections to the surrounding commercial uses occur at the only existing access; and, that while not ideal, serves as a direct connection to the existing commercial uses surrounding the property. The project serves not only as a provider of missing middle housing within an existing developed pattern, but also how to integrate infill residential activity in a purposeful manner that intelligently expands the tax base without substantially increasing infrastructure expansion and maintenance costs.
Mansfield 2040 Goals and Strategies
NH.1: Encourage Inclusive Housing Options (Allows inclusive housing options: townhomes)
NH.2: Support Our Existing Neighborhoods (Establishes infill development that focuses on compatibility in scale and density with surrounding developments)
MU.1: Support Vibrant Intensity (Consider high-intensity residential developments when paired with horizontally integrated nonresidential)
Analysis
The subject property consists of a single tract of land located in Tarrant County totaling approximately 2.494 acres. The developer is proposing to build a maximum of 25 row house units in both 2- and 3-story models. The proposed 2-story homes will be set along the western edge of the property to ensure a transition between existing single-family and this site. The site is challenging for development in a conventional manner --- as it is the landlocked remaining portion of property between the larger grocery store and retail center at the northwest intersection of East Debbie Lane and Matlock Road. During the development of the grocery store and retail center, a remainder portion of SF 12/22, Single-Family Residential District zoning designation remained at the rear of the commercial development without intentional vehicular or pedestrian connections to the existing multi-family to the north or the single-family development west of the site.
To work within the constraints these site conditions, the proposed development seeks to create a small community of row houses that surround a shared green space (civic space) within its center. All units face into the provided civic space and garage and guest parking access is provided via an alley that circles the outside of the units. The civic space includes tree lined pathways with park benches, tables, pavilion and a fountain near the entrance of the space. A little over 36 percent of the overall site is dedicated to landscaping.
The row homes utilize brick, stone, or stucco construction for the exterior of the buildings. The provided elevations (please refer to Exhibit E) provide standards for cornice details, building material mix, frontages (e.g., dooryards, patios, porches, and stoops) as well as outlines the elevated architectural standards for “High Visibility Elevations”, which have been identified on the site plan to ensure that those elevations that face open areas remain articulated and visually interesting.
Plat Review Committee:
The Plat Review Committee is composed of representatives of an inter-departmental group of staff that reviews all zoning and platting applications for completeness and compliance with city ordinances and design criteria. No remaining comments are present from the committee.
Prepared By
Arty Wheaton-Rodriguez
Assistant Director of Planning
817-276-4245
Attachments:
Maps and Supporting Information
Exhibits A-D