Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from PR, Pre-Development District to PD, Planned Development District for a Mixed Lot Single-Family Residential Development on 32.352 Acres out of the James McDonald Survey, Abstract No. 997, Tarrant County, TX, located at 1970 N Main; Kinney Family Living Trust, owner, Arcadia Realty Corp., Developer (ZC#23-018)
Requested Action:
To consider the subject zoning change request.
Recommendation:
On February 26, 2024, the City Council met and tabled consideration and action on the change of zoning request indefinitely by a vote of 7 to 0.
On February 21, 2024 the developer, Arcadia, submitted to the Department of Planning and Development Services a request to table the second and final reading indefinitely; to update documents that were previously submitted to City Council and to address drainage, buffering, tree preservation, and other architectural design elements at the direction of the City Council.
On February 12, 2024, the City Council met and approved the change in zoning request 6 to 1 with the considerations recommended by the Planning and Zoning Commission and the Department of Planning and Development Services. The considerations encouraged and recommended by the Department of Planning and Development Services were as follows:
1. That the respective definitions and standards for dooryards and stoops be amended to reflect techniques and practices that have been reviewed and approved for other similar developments;
2. That the use of exterior insulating finishing systems (E.I.F.S.) and vinyl be prohibited as approved exterior finishes; and
3. That the detailed site plan identifies and depicts at least 25 percent of the total number of lots with front facing garages that will be split garages (i.e., the maximum width of a single garage door shall not exceed 12 feet).
All updates have been received and are included in the revised Exhibits “A”-“C”.
The Planning and Zoning Commission met on January 23, 2024, and voted 7 to 0 to recommend approval of the zoning change request with the following recommendations:
1. To require all township lots to have a porch or stoop in addition to other exterior features that may encroach into building setbacks;
2. That the proposed language for the PD, Planned Development District be revised to reflect language that “all exterior walls of a single building shall maintain a uniform level of quality in materials and detailing, including trim”;
3. That the proposed language for the PD, Planned Development District be revised to reflect language that accessory dwelling units be designed and constructed in accordance with applicable provisions in the Mansfield Zoning Ordinance and that all proposed language inconsistent with the regulations provided in the Mansfield Zoning Ordinance be deleted;
4. that the proposed language for the PD, Planned Development District be revised to reflect language that adequately defines building height (or story), and that the minimum height of the first story as measured from finished floor to finished ceiling be nine (9) feet;
5. That the proposed language for the PD, Planned Development District include additional details for stucco (e.g., if the material will be masonry and the type of finish); and
6. That all retaining walls, where visible from a thoroughfare or open space area be constructed of brick or stone or faced with brick or stone veneer.
All recommendations from the Planning and Zoning Commission have been incorporated into the proposed PD, Planned Development District Standards and corresponding exhibits --- with the exception of requiring the same level of detailing and trim along each building elevation.
Description/History
Existing Use: Vacant
Existing Zoning: PR, Pre-Development District
Surrounding Land Use & Zoning:
North: Woodland Estates, 2F, Two Family Residential District Zoning
South: Mansfield Fire Station 4, MISD Operations Facility
East: Vacant, PD Planned Development District for Single Family, Dolce Vita
West: North Main Street Right-of-Way
Synopsis
The requested zoning for this property --- PD, Planned Development District --- is generally consistent with the vision and recommendations found in the recently adopted Mansfield 2040 Future Land Use Plan. The subject property is designated as Suburban Neighborhood and, as such, the proposed development proposes both detached and attached dwellings that are appropriate in scale and intensity with established residences. The center of the development utilizes alley accessed homes with civic spaces connected by green paseos.
Analysis
The subject property consists of two (2) tracts of land located in Tarrant County totaling approximately 32.352 acres. The developer is proposing to build a maximum of 215 units in three (3) separate lot types and building typologies. The site has a dense existing tree canopy and, due to grading needed to develop the site, the site will rely on new plantings to provide future tree canopy. The developer has estimated a future mature canopy coverage of 15.2 percent of the site with a total of 303 proposed canopy trees planted as street trees or green space trees.
Township lots (i.e., 50- to 55-feet wide) line the outer edge of the development and comprise 33 percent of the overall units. These units are characterized by being detached dwelling units with street facing garages and appropriate frontages. Garages are proposed to be offset from the front wall plane (i.e., primary building façade as defined by the standards forth in the proposed PD, Planned Development District) by a minimum of five (5) feet. The proposed PD, Planned Development Districts standards require that a minimum of 25 percent of the street facing garages to have split garage doors. There is concern that the aesthetic quality of the thoroughfares with front-facing garages may be diminished without visual relief.
Casita lots (i.e., 35- to 38-feet wide) are dispersed with Town Home lots in the center of the development and comprise 22 percent of the overall dwelling count. These dwelling units are also detached but are alley-served and front either public rights-of-way or civic spaces.
Town Home lots (i.e., 25- to 35-feet wide) are also in the center of the development and comprise 45 percent of the overall dwelling count. These dwelling units are attached and are alley served and front either public rights-of-way or civic spaces.
Overall, the proposed development has provided various common open space areas including mews that create view corridors through the neighborhood and appropriately sized programmed civic spaces for use by the neighborhood residents. These areas will account for a minimum of 13.4 percent of the overall developed area. The larger areas include covered areas, seating, a playground, open lawns, et cetera.
The developer stated that, due to site constraints, they are unable to provide alleys for the units along the development’s edge. The developer also stated that, detached or significantly setback garages are also not possible due to conflicts with floor plans and overall lot depth. The developer has provided standards that place the minimum garage setback at 5-feet on all street facing garages “behind the front fully enclosed space of the home”. While this standard provides some mitigation to having the outer edge of the development with all street facing garages, this condition could be further mitigated by requiring porches or stoops on all dwelling units with street facing garages. This would provide a frontage along the primary building façade and provide additional visual setback from the building wall as the porch or stoop area would extend beyond the front wall plate of the home. Although the standards provided allow for porches, stoops, and other architectural features to encroach into this area, they are not required; and, instead, in some cases allow features such as bay windows or other similar architectural features to encroach to meet the frontage requirement.
Development Plan and Standards
The applicant has provided a separate exhibit --- Exhibit B --- containing the standards for development associated with the Kinney Park PD, Planned Development.
There are standards for lot types, streets, landscaping, accessory buildings, building materials and design, and façade variety.
The Development Plan identifies lots and provides standards for secondary frontages and open space corner frontages. Each of these identified lot types require architectural features or frontages that provide visual interest along area in the public realm.
Building Materials and Design
The exterior finish on building elevations shall be limited to any combination of brick, stone, cementitious fiber board and stucco as proposed in the PD, Planned Development District. These finishes are to be used on primary, secondary and defined building elevations. Wood and metal accent exterior finish materials shall not exceed 10 percent of the total building wall area. Additional techniques and configurations for stucco are not included.
Plan Review Committee (Fire Department):
Continued discussions with the Fire Department are currently underway to ensure that appropriate accommodation is made on proposed cross-sections to allow emergency access throughout the site. At the time of plat submittal, rights-of-way and cross-section details that accommodate emergency access throughout the site must be provided for plat approval.
Prepared By
Arty Wheaton-Rodriguez
Assistant Director of Planning
817-276-4245