Title
Ordinance - Third and Final Reading on an Ordinance Approving a Zoning Change from PR & SF-12/22 to PD for Multi-Family, Single-Family, Townhouse, Park and Limited Commercial Uses on Approximately 31.1 Acres, Generally Located East of North Street, South of Newt Patterson Road and West of N. Main Street; Realty Capital Management, LLC (ZC#14-013)
Requested Action
To consider the subject zoning change request.
Recommendation
The Planning and Zoning Commission held a public hearing on January 20, 2015, and voted 3-2 (Neuman & Hudson against) to recommend approval subject to the following changes: Increase the percentage of brick/stone on the facades, provide a phase map, provide a use chart for the C-2 uses, and specify the height to not exceed 4 stories. Vice-Chairman Dodson and Commissioner Polozola were absent.
Description/History
The applicant has provided the changes recommended by the Planning and Zoning Commission in the current PD development standards.
In 2007 the City adopted A Vision and Action Plan for Historic Mansfield. In that plan, there are four goals necessary to accomplish the vision. Those goals are as follows:
1. Revitalize Neighborhoods in Historic Mansfield;
2. Preserve Historic Mansfield's Authentic, Unique Built Environment;
3. Make Historic Mansfield a Gathering Spot; and
4. Create a Thriving Business Environment
The intersection of N Main St and Newt Patterson is the entrance to Historic Mansfield. The proposed development will help satisfy Goals 1, 3 and 4 in the Vision and Action Plan.
This tract of land was included in the Historic Mansfield TIRZ because it was vacant and would likely develop as something other than single-family. It will bring enormous increment value to the TIRZ Fund.
The PD is comprised of 12 different zones. The chart on page 9 of the PD summarizes each zone, but in short, there are three different types of zones: 1) Frontage Zones located along N Main Street, Newt Patterson Road and North Street; 2) Interior Zones internal to the project; and 3) Tree-Save Zones, two of them, which act as park and buffer areas.
Each zone has its own regulatory criteria which provides for general standards such as permitted uses, area/architectural restrictions, as well as streetscape standards which include street space, sidewalk, setback, porch space, finished floor elevations, parking, open space, zone boundary and lot configuration criteria.
Because each zone has its own list of uses as shown in Table 3.1 on pages 15 an 17, there are many different design possibilities for each zone. The applicant has provided three such potential Illustrative Examples of Concept Plans starting on page 10.
Street and Thoroughfare Standards begin on page 31. The applicant is proposing two internal boulevard designs; one with angled parking and one with parallel parking.
Open Space is integral to the PD with the site located across the street from Town Park and the City's Trail Plan traversing north, south and east of the subject property. The southern portion of the site is floodplain where the trail will run through it. This is all part of the Walnut Creek linear trail as proposed in the Parks Master Plan.
Parking Standards begin on page 39. The primary goal of the parking is to be internal to the site. Parking will be achieved through on street parking, parking lots, garages for the multi-family with standard garage spaces, "tuck under" spaces and carports.
Table 7.2 on page 44 details building materials for each of the 12 zones. The front building facades along N. Main Street and Newt Patterson Road are required to have higher brick and stone masonry percentages than the interior of the same buildings. The intent of the design is to have an old look as though it's been there and/or evolved over time like the buildings in the Historic Downtown.
Prepared By
Felix Wong, Director of Planning
817-276-4228