Title
Ordinance - Public Hearing Continuation and Second and Final Reading of an Ordinance Approving a Zoning Change from PR, Pre-Development District to PD, Planned Development District for a Mixed Lot Single-family Residential Development (427 homes) and Community Business Commercial on 121.459 Acres of Land in the Thomas J. Hanks Survey, Abstract No. 644, Tarrant County, TX and Abstract No. 1109, Johnson County, TX, Located at 1101 W Broad St.; Mary Ann Johnston, Owner, Terrance Jobe Alluvium Development, Developer (ZC#21-020)
Requested Action:
To consider the subject zoning change request.
Recommendation:
The Planning and Zoning Commission held a public hearing on April 4, 2002 and voted 5 to 0 to approve.
Staff recommends approval.
Description/History
Existing Use: Vacant
Existing Zoning: PR District
Surrounding Land Use & Zoning:
North: West Broad Street Right-of-way
South: Vacant, PR, Pre-Development District
East: Industrial, I-2, Heavy Industrial District
West: PD, Planned Development District for Single Family (65’ wide lots) and Vacant PR, Mansfield Independent School District (MISD) and Mansfield Parks and Recreation Property
Thoroughfare Plan Specification:
Internal residential streets with cross-sections
Synopsis
The requested zoning is consistent with the vision and recommendations found in the Official Land Use Plan and the proposed development is compatible with surrounding land uses.
Staff Analysis
The subject property consists of two (2) tracts of land located in Tarrant County and Johnson County. Between the two tracts, there is approximately 121.459 acres of land.
Although rectangular in geometry, the subject property presents an opportunity to introduce one of the first traditional neighborhood developments to the market. Towards that end, the applicant envisions the development of approximately 3.89 acres --- or 3.2 percent of the total land area --- located at the northwestern reaches of the site for neighborhood serving commercial. In particular, the applicant has discussed with the City for the commercial component of the development to include a neighborhood corner market or grocer. The presence of a neighborhood corner market or grocer has the potential to conveniently expand access to and sources for food (with an emphasis on fresh produce and other organic items), sundries, and other daily needs and to increase opportunities for retail and the incubation of other businesses to advance the City’s vision and goals for economic development in all areas of Mansfield.
The remaining 177.569 acres --- approximately --- is intended to be developed as an intentional mix of detached single-family residential and row houses on a variety of lot sizes that are within walking distance of a diverse mix of civic spaces (i.e., parks). As proposed, there are seven (7) residential lot types --- with the vast majority of those lots being served and accessed by a rear alley. As depicted on the development plan, 85 percent of the residential lots will be alley served and accessed.
Of note, approximately 37 percent of the residential unit yield --- 156 units --- will consist of row houses. The row houses are intended to be carefully integrated into the development to create a strong visual spine which will define the traditional neighborhood development.
Further, the lot types are generally dispersed throughout the proposed traditional neighborhood development to create a unique community and ensure variety in architecture. Of the total number of lots to be developed, approximately 58 percent are less than 40 feet in width; the balance of the lots to be developed are 50 feet in width or greater. It should be noted that, in a nod to other traditional neighborhood developments that have received global acclaim, six of the lots fronting a lake and identified in attached exhibits, will either have balconies that encroach as the porch does, or two-story porches. This architectural consideration --- when paired with the provision of accessory dwellings --- will reinforce the notion of a lifelong community in which a range of housing serving a broad spectrum of market needs and desires.
Finally, a well-connected network of trails and civic spaces have been provided throughout the proposed development. Approximately 37 acres, excluding the gas wells site, are dedicated to structured and unstructured recreation opportunities. Where stormwater facilities are located within these spaces, the developer has discussed the activation and enhancement of these opportunities with shelters, trails, benches, and trash receptacles. A private amenity center is proposed as shown in Exhibit E-2. Parking for that facility will be on the adjacent streets --- with some dedicated parking in bulb-outs being provided along the east bounding street.
Development Plan and Standards
The applicant has provided a separate exhibit --- Exhibit B --- containing the standards for development in Starlin Ranch.
There are standards for lot types, orientation of garages, architecture, and landscaping.
The bulk area standards for the single-family residential products are as follows:
SEE TABLE 1 (ATTACHED)
As proposed, all single-family residential units shall require a minimum of two (2) off-street parking spaces to be provided within a garage. Also, as proposed, non-alley accessed lots shall require their garages be constructed as: (i) J-swing garages; (ii) side-entry garages for corner lots; or (iii) front-entry garages recessed a minimum of ten (10) feet in depth from the principal building façade. The standards for development do include measurement details and garages flush with the principal building façade are prohibited.
Anti-Monotony
The proposed standards for Starlin Ranch include provisions concerning anti-monotony; to ensure a variety of architectural designs with appropriate detailing, materials, color, et cetera to create a compelling streetscape structure that is unique and attractive. The proposed standards limit building façades / floorplans that are identical or similar on a block face when they not separated by a minimum of three lots.
Administrative standards have been provided to mandate that homebuilders submit a lot layout diagram to illustrate compliance along a block face.
A series of images showing various architectural designs has been provided to illustrate the developer’s intent to achieve architectural variety and the examples show significant differentiation in elevation, floor plan, and materials.
Roof Pitches
Type A Lots, the row house lots, may have low-slope (i.e., flat) roofs or symmetrically pitched roofs with a minimum angle of 6:12. However, all flat roofs shall be surrounded on all sides by a parapet wall no less than 42 inches high.
Type B, C, D, E, F, and G Lots shall have a symmetrically pitched roof with a minimum angle of 6:12. Ancillary roofs may be pitched with a minimum angle of 3:12.
Building Materials
The exterior finish on building elevations shall be limited to any combination of brick, stone, cementitious fiber board and stucco. Stucco may only be used as an accent (no more than 10 percent) exterior finish on type A lots. Also, wood may only be used as an accent exterior finish material on type B, C, D, E, F, and G Lots.
Design Standards
All residential units on alley-served lots shall have a porch or a stoop attached on the principal building façade. At least 50 percent of the dwelling units not accessed by an alley shall have a porch or a stoop attached to the principal building façade. Standards for materials and size minimums for porches and stoops have been provided within the proposed standards for development. The definition section has specific requirements for these frontage elements.
Architectural prescriptions for corner lots identified as Type B, C, D, E, F, and G Lots are also strongly encouraged by the proposed standards for development. The dwellings on these lots are required to have a defined primary and secondary building façade. No privacy fences are allowed between the primary or secondary building façade and the adjacent sidewalk. The only fences allowed in this area are low lying open-style fences, hedge walls or low height walls of masonry.
While the architectural considerations appear to deliver elevated standards for quality, it appears that there are several opportunities to anchor corners and engage streetscapes within the development. In particular, the corner lots create distinct opportunities to wrap porches around the residences; and some of the residences that front on ponds or other bodies of water have the potential to deliver porches with two (2) stories. The presence of these architectural features would not only serve to enhance the quality of the project, but it would also establish a precedent for development in the whole of Mansfield. Exhibit D-4 identifies various lots required to provide enhanced architectural treatments for Main Street Corner Lots, Lake Frontage and Enhanced Locations.
Landscaping, Open Space, and Trail Plan
Street trees are provided throughout the development as shown in the open space exhibit. These trees are to be planted every 40 feet along all residential lot frontages in the space between the curb and sidewalk, outside the private lot. All Type B, C, D, and F lots shall plant at least one (1) tree. No fewer than two (2) trees must be planted on every type E and G lots with one required in the front yard.
Recommendation
The subject property is located in Sub-Area 2 of the Official Land Use Plan. Sub-Area 2 recommends the development of diverse and more intense housing opportunities. Further, the Official Land Use Plan recommends that more neighborhood serving retail be strategically placed to serve the residents along West Broad Street and the surrounding streets. The housing would provide more rooftops to allow for a critical mass to be reached in the area for retail and other commercial activity. The plan recommends that the area west of the industrial areas group housing to help create open space and park land that is non-existent. Since the Plan’s creation, the City has targeted property just to the west of this project as the Southwest Regional Park. This development provides trail connections that are in line with the park and move people up to West Broad Street.
Initially, Staff expressed concerns about the programming and design of the trails and open spaces. The developer has collaborated with Staff to provide additional open space opportunities, including an outdoor amphitheater in proximity to community amenity center. A development agreement and other related agreements are intended to supplement the provisions of the SRPD Standards, if the requested zoning is approved. Additionally, designs for the commercial, mixed-use, and other non-residential buildings have been provided which take their inspiration from building forms in Historic Downtown Mansfield and traditional shopfronts.
Further, the developer has worked to make substantial changes to address throughfare concerns. Those items are addressed in the attached exhibits with some small edits still needed.
Finally, Staff desires to see the construction of a grocery store and related amenities as part of the initial phase of development. There have been ongoing conversations with the developer about the timing of the grocery store and related amenities. The presence of a grocery store is far more important to the development and the community that offering food and other household items, it is a critical component in developing the unique social and economic infrastructure of the West Side. Staff has worked with the development team to provide conditions where the defined corner market is to be completed within 18 months from the issuance of a building permit by the City for the first model home.
Staff recommends approval with the condition that the architecture and construction of permitted commercial, mixed-use, and other non-residential buildings be in substantial conformance with the elevations shown in the renderings in Exhibit F (the “Commercial Elevations”).
Prepared by
Arty Wheaton-Rodriguez
Assistant Director of Planning
(817) 276-4226