Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Change of Zoning from PR, Pre-Development District and SF-12/22 Single-Family Residential District to PD, Planned Development District for Single-Family Residential with Commercial/Mixed-Use Overlay Uses on Approximately 318.38 acres Out of the M. Rockerfellow Survey, Abstract Number 1267, Tarrant County, TX, Located at 1669, 1671, 1791, and 1821 Newt Patterson Rd and 403 Williams Ct. Realty Capital, Developer (ZC#23-024)
Requested Action:
To consider the zoning change request.
Recommendation:
On April 8, 2024, the City Council conducted a public hearing and voted 5 to 1 (with one abstention) to continue the public hearing and reading on the change of zoning request. During City Council discussion on the change of zoning request, additional guidance and direction was provided to the developer primarily focusing on the following concerns:
• The number lots (i.e., development intensity);
• The access points into the development (i.e., connections);
• The impact of the development on gas well operations and access;
• The pedestrian connections and linkages to open space areas;
• Architecture and landscape design for the development as a whole, as well as certain lots (i.e., lots deemed of high aesthetic value) and certain thoroughfares.
The Planning and Zoning Commission conducted a public hearing on March 18, 2024, and voted 6 to 0 (with one absence) to recommend approval of the change of zoning request with the following conditions:
1. That prior to the submittal of any preliminary or final plat that a diagram or other graphic or visual representation of all lots meeting the definition and the characteristics of “High Aesthetic and Visual Value” as set forth in the proposed PD, Planned Development District text be provided to the Department of Planning and Development Services.
2. That Paragraph (B), as proposed within this PD, Planned Development District, be revised to require that all cross-sections shall be reviewed and approved by the Plat Review Committee (PRC) prior to the submittal of any preliminary or final plat.
Vote:
Ayes: 6 - Mainer, Axen, Bennett, Goodwin, Moses, and Shaw
Nays: 0
Absent: 1 - Thompson
It should be noted that the developer addressed the Planning and Zoning Commission’s concerns regarding cross-sections in the latest version of the proposed PD, Planned Development District Standards.
If the change of zoning request is approved --- and in support of the additional guidance and direction provided by the City Council on April 8, 2024, the Department of Planning and Development Services would encourage consideration of the following:
1. That the access provided to all lots identified as Lot Type “C” be via an alley located to the rear or the side of the lot;
2. That the exterior finish material(s) on a single architectural composition be consistent on all building façades (e.g., the front building façade, the side building façade, and the rear building façade); AND
3. That those building functions (i.e., uses) requiring a Specific Use Permit pursuant to the provisions of Section 155.072, D, Downtown District of the Mansfield Zoning Ordinance for the D-2, urban transition zone, be heard as per the rules set forth for consideration of New Business Agenda Items, provided that the following uses shall not be considered and are deemed to be prohibited within the area identified as the Traditional Neighborhood Overlay District: (i) multi-family residential buildings; and (ii) retail buildings greater than 5,000 square feet in area. Any request for multi-family residential buildings and retail buildings greater than 5,000 square feet shall be considered amendments to the PD, Planned Development District standards and shall be subject to review and recommendation by the Planning and Zoning Commission and approval of the City Council.
It should be noted that the intent of the last consideration is to eliminate conflict between the detailed site plan review which --- as proposed --- only requires City Council review and approval (i.e., no public hearing) and those uses that require a public hearing (i.e., review and approval a Specific Use Permit). It is further the intent of the last consideration to ensure that the vision and character of the Western Promise as captured and articulated by the Mansfield 2040 Plan is best achieved and fulfilled.
It should be further noted that --- between the first hearing and reading and the second hearing and reading of this change of zoning request --- signatures protesting the request were gathered and are attached. The Department of Planning and Development Services is currently verifying signatures, property ownership, and other legal requirements according to State Law.
Description/History
Existing Use: Vacant with a few existing single-family homes along Newt Patterson Road and existing gas wells.
Existing Zoning: PR, Pre-Development District and SF-12/22, Single-Family Residential District
Mansfield 2040 Land Use Designation: Suburban Neighborhood and Urban Neighborhood (Located within the Western Promise Special Area Plan)
Surrounding Land Use & Zoning:
North: Existing Large Lot Single-Family Homes and Vacant, PR, Pre-Development and SF-12/22, Single-Family Residential Districts.
South: Vacant Residential, SF-7.5/12, Single-Family Residential District
East: Existing Railroad Right-of-way (ROW)
West: Vacant, PR, Pre-Development District and City Limits
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 Plan. The subject property is designated as Suburban Neighborhood and is located within the Special Area identified as the Western Promise; and, as such, the proposed development intends to deliver detached single-family dwelling units. After receiving additional guidance and direction from the City Council at the April 8, 2024 public hearing, the developer made substantial revisions to the proposed PD, Planned Development District to better achieve the community’s vision for development and expectations for growth. There were multiple revisions to the proposed PD, Planned Development District standards to achieve the community’s vision and expectations as well as to ensure alignment with the additional guidance and direction provided by the City Council.
Mansfield 2040 Plan Goals and Strategies
• NH.3: Plan for Livable Neighborhoods (Promote the inclusion of and access to pedestrian connections within and between neighborhoods (see trail plan) and develop and sustain active streetscapes that emphasize pedestrian mobility, safety, and experience)
• PP.1: Foster a Sense of Place (Use trails and parks to link community gathering spaces)
• PP.2: Protect and Leverage the Natural Environment (Preserve environmentally sensitive areas for open space and recreational programming)
Analysis
General
The subject property consists of several tracts of land located in Tarrant County totaling approximately 318.38 acres. The developer is proposing to build detached single-family homes on two (2) lot types (e.g., Lot Type “A” and Lot Type “B”, which are described at increased length below), with the option of introducing smaller lots for detached single-family residential and other neighborhood-oriented and serving activities within the eastern third of the site --- formally identified as a “Commercial / Mixed-use Overlay District” --- and presently identified and reimagined as a “Traditional Neighborhood Overlay District”.
The Traditional Neighborhood Overlay District is subject to review and approval by the City Council and, as proposed, does not require a public hearing prior to its implementation. Should the City Council elect to review and not approve the detailed site plan for the Traditional Neighborhood Overlay District as an extension of zoning for the property, then the development patterns within that area are still subject to the “base standards for lot design” as set forth under the PD, Planned Development District.
If the Traditional Neighborhood Overlay District is reviewed and approved by the City Council, the development standards --- including architecture, lot dimensions, and other urban design considerations --- must follow the applicable standards for the D-2, urban transition zone as provided for under Section 155.072 for the D, Downtown District. However, there are some concerns with the intensity of some of the building functions (i.e., uses) requiring approval of a Specific Use Permit considering the vision articulated for this area and the Western Promise as a whole. Further, there are concerns about ensuring that development pursuant to the applicable provisions under Section 155.072, D, Downtown District for the D-2, urban transition zone, as it pertains to lot access to ensure that traditional neighborhood development patterns are delivered to the community.
Generally, the proposed PD, Planned Development District leverages two (2) predominant lot types, Lot Type “A” and “B”. The composition of the proposed lot mix is required to be a minimum of 75 percent Lot Type “A” and a maximum of 25 percent Lot Type “B”.
In further support of larger lots --- the proposed PD, Planned Development District standards require that the first phase of development deliver detached single-family residences on lot a minimum of 85 feet in width along the thoroughfare depicted as “Echo”.
Lot Type “B” is intended to allow for a minimum lot size of 8,000 square feet and to encourage and to enable opportunities for rear-loaded single-family residential products.
As proposed, at no point in time will less than 75 percent of the total number of lots --- sans any review and approval by the City Council to implement the Traditional Neighborhood Overlay District on the eastern third of the property --- be platted as Lot Type “A”. A maximum of 25 percent of the total number of lots --- also sans any review and approval by the City Council to implement the Traditional Neighborhood Overlay District --- may be platted as Lot Type “B”. This lot mix standard must be appropriately maintained and demonstrated within each phase of development.
Lot Type “A”
Lot Type “A” are, specifically, those proposed lots generally characterized by a minimum lot with of 70 feet. The current zoning --- PR, Pre-Development District --- allows for lots with dimensions at a minimum of 90 feet in width and a minimum of 120 feet in depth. The 70-feet width proposed for this development is intended to provide for a range of market focused considerations that allow the developer and prospective builders to innovatively and timely adapt to current trends.
Lot Type “B”
Lot Type “B” --- are specifically those proposed lots allowed to be platted with a lot width no less than 60 feet and no more than 69 feet --- provided that the minimum lot size is 8,000 square feet. Considerations have been made for lots designated as Lot Type “B” to address appropriate garage access and setbacks. Some lots on targeted thoroughfares have provisions to be accessed via rear alleys.
Open Space
The development also proposes to dedicate a minimum of 30 percent of the 318.38 acres of the property to open space, both public and private. These open spaces will be programmed utilizing standards found within Section 155.073 of the Mansfield Zoning Ordinance (i.e., the S, South Mansfield Form-based Development District) and include parks, playgrounds, or pocket parks.
Other Considerations
The proposed planned development includes home size standards requiring each home to have at least 2,200 square feet of habitable space.
Building frontages are required --- as proposed --- and provided on all lots fronting the road defined as “Charlie” in the site plan as well as all lots defined as having “High Aesthetic and Visual Value”. The four (4) building frontages provided within the PD, Planned Development District standards as proposed, are:
• Dooryards;
• Forecourts;
• Porches; and
• Stoops.
Further, building material and configuration standards are provided to ensure that all exterior walls of a single building shall maintain a uniform level of quality in material and detailing. This is a similar standard found within Section 155.056 of the Mansfield Zoning Ordinance entitled “Community design standards”, that requires buildings to have four-sided architecture and ensures that both aesthetic and visual interest are maintained on all sides. However, there may be an opportunity to strengthen the rules and regulations proposed within the text of the PD, Planned Development District for the subject property that reinforce consistency in exterior finish material(s) on the front building façade, the side building façades, and the rear building façade of a single architectural composition to ensure architectural congruency and visual harmony.
Anti-monotony standards are present --- with requirements that building façades along thoroughfares and open spaces are not repeated more than twice along the same block face or directly across thoroughfares.
There are signatures that have been gathered protesting the change of zoning request, and those signatures are attached as an exhibit.