Title
Ordinance - Public Hearing and Continued First Reading on an Ordinance Approving a Zoning Change from C-2, Community Business District to PD, Planned Development District with Limited I-1, Light Industrial Uses on Approximately 9.94 Acres out of the William Lynn Survey, Abstract Number 984, Tarrant County, Texas, located at 2351, 2361, 2371, 2381 and 2391 N. US 287; City of Mansfield, Applicant
Requested Action
To consider the subject zoning change request
Recommendation
The Planning and Zoning Commission held a public hearing on November 7, 2022 and voted by 6-0 to recommend approval.
Ayes: 6 - Axen, Mainer, Goodwin, Gilmore, Shaw, and Thompson
Nays: 0
Absent: 1 - Groll
Staff recommends approval.
First Reading
City Council held a public hearing on November 14, 2022, and voted 6-0 to table the case until the December 12, 2022, City Council meeting.
Description/History
Existing Use: Vacant
Existing Zoning: C-2, Community Business District
Land Use Plan: Sub-Area 1
Surrounding Land Use & Zoning:
North - Mansfield Soccer Association, C-2 Community Business District, within the FR, Freeway Overlay District
South - Vacant, PR, Pre-Development District
East - Public Right-of-way for U.S. Highway 287
West - Single-family Residential, SF-5AC/24 Single-family Residential District
Thoroughfare Plan Specification:
U.S. Highway 287 - Freeway
Synopsis
This is a City-initiated rezoning. The rezoning is intended to accommodate office and light industrial uses that are designed in an elevated manner consistent with the provisions of the FR, Freeway Overlay District, and that will make Mansfield more attractive to private investment. The proposed PD, Planned Development District standards have been revised to include a list of additional prohibited uses for review and consideration by the Council.
Staff Analysis
The subject property consists of approximately 9.94 acres of vacant land that is generally located near the northern municipal limits of Mansfield. The site’s location may generally be considered as a gateway into the community, and its future development must respect and leverage this to achieve the community’s vision for sustainable growth and prosperity.
Severely hindering the development of the property for the conventional retail uses --- as permitted under the C-2, Community Business District --- is the unusually limited vehicular access onto and off of U.S. Highway 287. Further, as the site is not located at the corner of two thoroughfares (i.e., U.S. Highway 287 and Calendar Road), the ability for vehicles to easily enter and exit the site is hampered as well.
Limited access paired with unique site geometry, makes it extremely challenging to attract and to retain users, which may discourage most commercial businesses permitted under the C-2, Community Business from locating to the site.
However, the limited opportunities to access U.S. Highway 287 does not necessarily limit development opportunities for businesses that do not require that type of access and can operate from a facility that is designed and constructed to meet an elevated standard for urban design.
As such, rezoning the property from the C-2, Community Business District to PD, Planned Development District, with limited I-1, Light Industrial District uses, will allow the property to develop for higher intensity commercial and low intensity industrial uses without being disruptive to surrounding properties and securing elevated urban design considerations for development.
Furthermore, the regulations for this PD, Planned Development District, are intentionally based on the regulations for the FR, Freeway Overlay District, and include a list of additional prohibited uses.
This will result in elevated standards for construction while promoting greater compatibility with existing and future development patterns.
Summary
Although the recommendations provided for in the Official Land Use Plan for Sub-Area 1 generally support development patterns of low intensities, there is a noticeable presence of medium intensity (i.e., commercial) development in proximity to this property.
Prepared By
Jason Alexander, AICP, CEcD
Director of Planning