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Mansfield City Council
11/13/23 | 202-Unit Multifamily
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November 13, 2023
202-Unit Multifamily | 1420 Turner Warnell Rd | Denied 11/13/23
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Riverbend Village 1420 Turner Warnell Rd
North Mansfield | 8.08 Acres | 202 Units | Denied
A wave of red flooded Mansfield's city council chambers as over a hundred community members dressed in matching scarlet shirts gathered to voice their opposition to the proposed Riverbend Village senior living development. Their show of solidarity foreshadowed the unanimous rejection the controversial rezoning case would ultimately meet.
The main points of contention surrounded the project's density, height, and proximity to existing single-family homes. As Council Member Casey Lewis stated:
‟I don't think it's the right use type here but I also want to make sure that the people wearing red this evening understand that there is zoning entitlement on this property that allows for things to happen that you may not like.
The developer’s zoning consultant Dixon Holman tried to highlight the transitions from commercial uses to the west and residential areas to the south and east. But this failed to overcome objections.
In the end, Council Member Casey Lewis made a motion to deny the rezoning, which passed unanimously 7-0. However, despite the harsh community feedback, some council member she some positive light.
‟This city, you know, with our aging population, definitely needs 55 and over. So, I would challenge you to bring us this project, maybe in another part of our community.
Developer: N/A (Private)
Zoning Consultant: Dixon Holman Associates, Dixon Holman LinkedIn
Staff Report: ZC#23-013
South Pointe Phase 9 US 287 & SH 360
Southeast Mansfield | 79.41 Acres | 1,237 Units | Approved
How much does a building's rear facade materials matter? For the Mansfield City Council considering the new South Pointe Phase 9 development, it matters a lot. During a lively debate at the November 21 council meeting, members pushed back on developer David Branch's proposal to use lower-cost materials on the backs of buildings, worried it could degrade the appearance over time.
The solution - a requirement for at least 60% brick, stone or stucco on all sides.
The 79-acre mixed-use project next to Highways 287 and 360 would include over 1,200 residential units, with 232 townhomes and 1,005 apartment units up to 4 stories tall. It will also feature 37,000 square feet of retail space, and a 3-acre civic park centered around a "Main Street" area with enhanced streetscaping. Branch's North Rock Development Group emphasized a commitment to attractive streetscapes.
‟What I'm most proud is of our streetscapes in there. I mean, our streetscapes are very attractive. They're very architectural, very pleasing.
But council members feared differentiation between front and back could lead to maintenance issues down the road. As Councilman Lewis said:
‟It's day 20, or year 20, where some of these materials...are not going to look good.
Ultimately a compromise was reached on consistent quality materials all around, while allowing flexibility on the remainder. And the buildings fronting the central civic space and Main Street will aim even higher. It was a tense exchange showing Mansfield leaders taking a strong stance to uphold standards over time.
There was no neighborhood response.
Developer: North Rock Development Group, David Branch
Development Agreement: 23-5736 South Pointe Agreement
Somerset Village 3571 St. Paul Road
Southeast Mansfield | 70.9 Acres | Approved
Multifamily residential, rowhouse, commercial uses and civic space approved for 70 acres in Southeast Mansfield. No discussion.
Developer: Hanover Property Company
Staff Report: ZC#23-022
Project Plans: ZC#23-022 Site Plan
Stadium Property 3601 Lone Star Rd
Southeast Mansfield | 108.16 Acres | Approved
108 Acres in Southeast Mansfield entitled for a mixed-use development including entertainment, employment, lodging, residential, retail and commercial. Approved with no discussion.
Developer: City of Mansfield
Staff Report: ZC#23-021
Neighborhood Design Standards
OP, C-1, C-2 and C-3 Zones | In Effect: TBD | Tabled
A new Neighborhood Design Standards ordinance recently proposed but then tabled by the Mansfield City Council. It would permit additional multifamily housing types not previously allowed in certain districts. Specifically, the draft ordinance would newly allow for construction of rowhouses, manor houses, flats above commercial spaces, and accessory dwelling units (ADUs) in the OP, C-1, C-2 and C-3 zones by-right if site plans meet the design rules.
New Housing Types Permitted
Rowhouses - Essentially attached townhomes sharing party walls, occupying full length of front lot line.
Manor houses - Multifamily buildings designed like large single-family homes/villas, up to 6 units sharing common entry.
Flats - Residential units sharing building and lot with other units/uses (above commercial).
Accessory dwelling units (ADUs) allowed as accessory buildings for row house lots.
Commercial Mixed Use
Live-work units - residential above commercial limited to first floor.
First floor commercial required for shopfront building frontages.
Retail, office, lodging and other commercial uses permitted.
Developments over 2 acres must have 50% commercial square footage.
Other Housing Allowances
No minimum lot sizes/dimensions.
80% maximum lot coverage.
2-4 story height allowance.
Flexible setbacks: 0 ft minimum front, 0/5 ft minimum sides, 0 ft minimum rear.
Shared Spaces
Civic spaces like parks/plazas required on 5% of development lot area.
Approval Process
Site plans administratively approved if meet design standards.
City council approval needed for deviations.
Draft Ordinance: OA#23-008
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