Title
Public Hearing on a Change of Zoning from PR, Pre-Development District to S, South Mansfield Form-Based Development District on Approximately 19.974 Acres, Generally Located East of State Highway 360, West of the Tarrant Regional Water District Pipeline Tract, and Approximately 800 feet South of Lone Star Road; City of Mansfield, Applicant (ZC#24-010)
Requested Action
To consider the subject zoning change request.
Recommendation
The Department of Planning and Development Services recommends approval.
Description/History
Existing Use: Vacant
Existing Zoning: PR, Pre-Development District
Land Use Designation: Mixed-Use Regional, and the Entertainment District Special Area Plan
Surrounding Land Use & Zoning:
North - Vacant, PR, Pre-Development District
South - Vacant, PR, Pre-Development District
East - Vacant, PD, Planned Development District
West - Vacant, C-2, Community Business District and Vacant, S, South Mansfield Form-Based Development District
Thoroughfare Plan Specification:
Lone Star Road / Heritage Parkway - Future 4-lane dived major arterial
Synopsis
The City of Mansfield (the “City”) is initiating a zoning change on an approximately 19.974-acre property owned by the City from the PR, Pre-Development District to the S, South Mansfield Form-based Development District to accommodate future mixed-use development that recognizes, realizes, and achieves the vision and vast potential of the Toll Road 360 Corridor.
Mansfield 2040 Plan
Goals and Strategies
This development is within the Entertainment District, and designated as Mixed-Use Regional.
MU.1(a): Integrate higher-intensity residential uses within mixed-use settings at intentional locations within the City.
MU.2(a): Encourage efficiently shared amenities between a variety of uses and users, including parking improvements, infrastructure, and open spaces.
MU.2(c): Establish a balanced and complementary mixture of uses within buildings and developments.
MU.3(a): Integrate public and private amenities aimed toward residents, businesses, and visitors.
Entertainment District Special Area Plan
ED.1(c): Utilize, enhance, and promote the trail and its ability to connect this district to the rest of the City.
ED.3(c): Enhance streetscapes to allow for comfortable walking and bicycling within the district.
Analysis
The primary intent of the S, South Mansfield Form-based Development District, is to enable and to encourage a development pattern that is compact, mixed-use, walkable, and sustainable. To that end, the S, South Mansfield Form-based Development District is structured using the principles and practices of the rural-to-urban transect that, as used in this zoning district, create predictable urbanism by regulating building form and design.
Because the property is greater than two (2) acres in area, a development plan and a special land assemblage plan will be required. The development plan must be reviewed and approved by the City Council, and it will reinforce a pattern of development that is mixed-use vis-à-vis a required concept plan, phasing plan, and other project attributes that will achieve the community’s vision for sustainable growth. The special land assemblage plan ensures that the property is appropriately master-planned to produce a development that is pedestrian-oriented, mixed-use, and attractive and is approved administratively by the Department of Planning and Development Services.
The S, South Mansfield Form-based Development District relies extensively on transect zones and special districts to establish the allowable uses and building design standards. The transect zone that directs this proposed development must be shown on the required special land assemblage plan.
New development on the property (and any future renovation or redevelopment) must comply with the urban design and landscaping standards of the S, South Mansfield Form-based Development District. These urban design and landscaping standards will inform the required submittal of a special land assemblage plan as well as site plans and building plans.
Summary
The S, South Mansfield Form-based Development District provides a specific set of form-based development standards that enables and encourages creative development. However, the provisions of the S, South Mansfield Form-based Development District also contemplate and understand that certain uses are valuable contributors to the regional, national, and global economies and can be designed and operated in a manner to be a valuable addition to the urban fabric. It is with that understanding that the provisions of the S, South Mansfield Form-based Development District are structured to allow for increased flexibility without the expense of aesthetic quality and delivering a coherent urban fabric.
Prepared By
Art Wright, AICP
Planning Manager, Long Range Planning
817-276-4226
Attachment
Maps and Supporting Information