Title
Public Hearing on 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, 1791,1821 & 1901 Newt Patterson Rd and 403 Williams Ct. Realty Capital, Developer (ZC#23-024)
Requested Action:
To consider the subject zoning change request.
Recommendation:
If approved, the Department of Planning and Development Services would encourage consideration of the following:
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.
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 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. The PD, Planned Development District also provides provisions to enable potential future commercial development by designating a Commercial / Mixed-Use Overlay District on the eastern third of the development. The Mansfield 2040 Plan recommends that residential and nonresidential uses support each other by providing and supporting necessary goods, services, and employment opportunities. The inclusion of a potential commercial / mixed-use overlay ensures this relationship between uses is possible as the market expands in this area.
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, with the option of introducing smaller lots for detached single-family residential and commercial uses within the eastern third of the site identified as a “Commercial / Mixed-use Overlay). However, the Commercial / Mixed-use Overlay is subject to review and approval by the City Council, as proposed, prior to its implementation; if the City Council does not review and approve the Commercial / Mixed-use Overlay as an extension of zoning for the property, the developer is subject to designing and constructing detached single-family homes only in accordance with the standards proposed by the PD, Planned Development District.
In general, 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”. Lot Type “B” is intended to allow for a minimum lot size of 8,000 square feet and support additional opportunities for rear-alley loaded single-family residential products. There are provisions included within the proposed PD, Planned Development District that ensure that 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 Commercial / Mixed-use Overlay and on the eastern third of the property --- be platted as Lot Type “A”. This lot mix standard must be demonstrated within each phase of development.
Provisions for a Lot Type “C” are only intended for use within the Commercial / Mixed-Use Overlay --- which requires a detailed site plan be submitted the City Council for review and approval. Collectively, these lot dimensional standards --- for the three (3) lot types --- and other dedications provide controls on the overall intensity of the proposed 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”
The remaining lots --- specifically Lot Type “B” --- are 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”.
Provided building material standards ensure that all exterior walls of a single building shall maintain a uniform level of quality in material and detailing. This is a standard within the City of Mansfield’s Community Design Standards that requires buildings to have 4-sided architecture and ensures that architectural and visual interest is maintained on all wall planes. Anti-monotony standards are present with requirements that building facades along thoroughfares and open spaces are not repeated more than twice along the same block face or directly across thoroughfares.
There may be opportunities to introduce additional architectural elements such as wrap-around porches, side yard porches, inset porches, courtyards, openings, or other features that reduce or eliminate the presence of blank building walls on homes located on corner lots similar to Kings Mill. This development proposes a menu of items that may include additional features on the primary façade, with little consideration for the sides of homes that face the secondary roadway.
Plat Review Committee (PRC):
Comprised of representatives from various departments with permitting jurisdiction over development proposals, the PRC advised that further review may be necessary for some of the proposed cross-sections and that lots identified as having high aesthetic and visual value could be better depicted to assist with review, approval, and permitting processes. The cross-sections and the location of lots with high aesthetic and visual value will influence the plat review and approval process and the number of lots that may potentially be platted if the change in zoning request is approved.
Accordingly, as part of consideration for this change in zoning request, there are two (2) considerations recommended by the PRC vis-à-vis the Department of Planning and Development Services to confirm the cross-sections for thoroughfares and other pedestrian and / or bicycle connections that will serve the development and to assist with the development review process by identifying and depicting lots that are of elevated aesthetic and visual value prior to submitting plats --- preliminary or final --- for review and approval by the PRC.
Finally, there may be additional opportunities for the developer to collaborate with the PRC on architectural elements and features for dwellings located on lots meeting the definition for “High Aesthetic and Visual Value” as defined within the proposed PD, Planned Development District.
Attachments:
Maps and Supporting Information
Exhibits
Exhibit B-1, Proposed PD, Planned Development District Standards