§ 155.066  PD, PLANNED DEVELOPMENT DISTRICT REGULATIONS.
   (A)   Purpose. This district is intended to accommodate unified design of residential, commercial, office, professional services, retail and institutional uses and facilities or combinations thereof in accordance with an approved comprehensive development plan. This district is designed to permit flexibility and encourage a more creative, efficient and aesthetically desirable design and placement of buildings, open spaces, circulation patterns and parking facilities in order to best utilize special site features of topography, size or shape.
   (B)   Permitted uses. Uses permitted in a PD, Planned Development District, are set forth in § 155.054.
   (C)   Development standards and regulations.
      (1)   Height regulations. The maximum height requirement for permissible uses in this district shall be established on the approved development plan with due regard to site and general area characteristics including land use, zoning, topography and setbacks, etc.
      (2)   Density regulations. The density requirement for development shall be established on the approved development plan taking into account the goals and objectives, planning principles, and guidelines in the adopted Master Land Use Plan.
      (3)   Open space regulations. Provisions for public, private and common open space shall be evaluated with due regard to density, site coverage, and physical characteristics of the site. Common open space must be usable for recreational activities including but not limited to playgrounds, trails, or other passive or active play areas. No open space shall be proposed that is less than 20 feet in width to accommodate a minimum section of trail surface, landscape buffer area and space for maintenance. Ownership and maintenance of these areas must be addressed with the plan proposal.
      (4)   Off-street parking regulations. The off-street parking requirements shall be established on the approved development plan and generally in accordance with § 155.091, hereof. The location, number of spaces and size of parking areas shall be evaluated with due regard to vegetation, topography, and other physical characteristics of the site.
      (5)   Setback regulations. The setback requirements shall be established on the approved development plan.
      (6)   Masonry construction standards. The masonry construction standards shall be established on the approved development plan.
      (7)   Landscaping and screening regulations. The landscaping and screening requirements shall be established on the approved development plan but shall not be less than the minimum requirements for development prescribed in § 155.092 unless a reduction, change or modification of the landscaping and screening requirements is approved by the City Council as part of the development plan.
      (8)   Tree preservation and mitigation. Preservation of trees shall be evaluated with due regard to aesthetics and other physical characteristics (e.g. topography, view corridors, utilities, access) of the site. This evaluation should be made prior to the design and layout of proposed improvements such that the environment suggests design. The requirements for tree preservation and mitigation shall be established through the policies and procedures prescribed in the Natural Resources Management Ordinance in cooperation with the Landscape Administrator. The city deems it necessary that a developer consult with the Landscape Administrator as early in the site search, acquisition and planning process as possible so as to minimize negative impacts on the development.
   (D)   Approval procedures.
      (1)   A concept plan shall be required as a pre-requisite to any application for PD, Planned Development zoning.
      (2)   The Planning and Zoning Commission and City Council will each hold a public hearing to review the proposed concept plan. The review of the concept plan does not grant any change in zoning. It merely allows the applicant to seek a conceptual review before spending the necessary resources to prepare a development plan.
      (3)   After the concept plan review and a favorable indication from Planning and Zoning and Council, the applicant may submit a formal application for zoning change to a Planned Development District and for approval of a development plan. Such application shall be submitted in accordance with the provisions of § 155.115. The procedures for hearing said zoning change application and for approval of the development plan shall be the same as for an application for any other zoning change.
      (4)   The applicant has the option to by-pass the concept plan review process if prepared to submit a development plan without any prior indication from the Planning and Zoning Commission and City Council regarding the development concept.
      (5)   Prior to considering an application for a zoning change to a Planned Development District and development plan, the City Council shall request a recommendation from the Planning and Zoning Commission.
      (6)   After receiving the Planning and Zoning Commission's recommendation, the City Council shall hold a public hearing to consider the application.
      (7)   After the public hearing, City Council may approve the original application and development plan or modify the development plan as deemed appropriate by the City Council.
      (8)   The approved development plan and the associated development standards and regulations to be observed on the Planned Development District shall be specified and incorporated as part of the ordinance establishing the district. Every Planned Development District approved under the provisions of this chapter shall be considered an amendment to the zoning ordinance and zoning map.
   (E)   Concept plan application. An application for review and consideration of a concept plan shall consist of the following:
      (1)   A complete signed application as provided by the Planning Department or on the city's website at www.mansfield-tx.gov.
      (2)   The appropriate fee in accordance with the current fee schedule adopted by City Council.
      (3)   On a separate 8½" X 11" exhibit, provide a metes and bounds description of the property included in the concept plan boundaries, including the total acreage, signed and sealed by a registered surveyor.
      (4)   On a separate 8½" X 11" exhibit, list the proposed specific land uses in detail and the approximate acreage data for each use. If land uses are general, refer to the nearest, least intensive zoning district that would accommodate the proposed use and any excluded uses. Example: All uses permitted in the "C-3, Commercial District, excluding outside storage or sales".
      (5)   An electronic copy of the plan in accordance with current established policy.
      (6)   All large format drawings shall be folded to an approximate size of 8½" X 11" with the title block showing.
      (7)   Copies of the plan shall be submitted to the city in the manner specified by the most current submittal policies. The plan must be drawn to an acceptable size and scale and must indicate all significant features of the proposed development to include:
         (a)   A vicinity map locating the property in relationship to existing major thoroughfares.
         (b)   Title block, preferably in lower right-hand corner, including the following: "Concept Plan, name of development, survey and abstract number or recorded plat information, city, county, state, date of preparation, acreage and number of lots".
         (c)   Acceptable scale: 1" = 20', 1" = 40', 1" = 100' or as approved.
         (d)   Type size is legible at full scale and when reduced.
         (e)   North arrow, graphic and written scale in close proximity.
         (f)   Name, address, phone and fax of owner/developer and the firm preparing the plan.
         (g)   A map showing the boundaries of the different land uses and the boundary dimensions.
         (h)   Adjacent or surrounding land uses, zoning, streets and other pertinent existing or proposed off-site improvements, sufficient to demonstrate the relationship and compatibility of the site to the surrounding properties, uses and facilities.
         (i)   The location, height, setbacks and minimum floor areas for all buildings and if non-residential, the floor area ratio.
         (j)   The number, location, and typical dimensions of the lots, the setbacks, the number of dwelling units, and number of units per acre (density).
         (k)   The location, type, and size of all fences, berms, or screening features.
         (l)   When deemed necessary, the Planning and Zoning Commission or City Council may ask for more information during the review of a concept plan.
   (F)   Development plan application. An application for zoning change to PD, Planned Development shall consist of the following:
      (1)   A complete signed application as provided by the Planning Department or on the city's website at www.mansfield-tx.gov. The appropriate fee in accordance with the current fee schedule adopted by City Council.
      (2)   On a separate 8½" X 11" exhibit, provide a metes and bounds description of the property included in the zoning change request, including the total acreage, signed and sealed by a registered surveyor.
      (3)   On a separate 24" X 26" or 22" X 34" sheet, drawn at the same scale as the plan, show the approximate topography of the plan area, all water courses that will remain in a natural state, 100-year floodway and a 100-year floodplain per FEMA and other hydraulic and hydrologic studies as necessary. Provide two copies.
      (4)   On a separate 24" X 36" or 22" X 34" sheet, drawn at the same scale as the plan, show proposed and existing water and sanitary sewer locations. Also include the locations and sizes of private water and sanitary sewer lines. Provide two copies.
      (5)   On a separate 8½" X 11" exhibit, list the specific land uses in detail and the acreage data for each use. If land uses are general, refer to the nearest, least intensive zoning district that would accommodate the proposed use and excluded uses. Example: All uses permitted in the "C-3, Commercial District, excluding outside storage or sales".
      (6)   A separate exhibit and documents indicating the traffic volumes, turning movements, evaluation of ingress and egress existing and proposed, when required by the City Engineer.
      (7)   An electronic copy of the plan in accordance with current established policy.
      (8)   All large format drawings shall be folded to an approximate size of 8½" X 11" with the title block showing.
      (9)   Copies of the plan shall be submitted to the city in the manner specified by the most current submittal policies. The plan must be drawn to an acceptable size and scale and must indicate all significant features of the proposed development to include:
         (a)   A vicinity map locating the property in relationship to existing major thoroughfares.
         (b)   Title block, preferably in lower right-hand corner, including the following: "Development Plan, name of development, survey and abstract number or recorded plat information, city, county, state, date of preparation, acreage and number of lots".
         (c)   Acceptable scale: 1" = 20', 1" = 40', 1" = 100' or as approved.
         (d)   Type size is legible at full scale and when reduced.
         (e)   North arrow, graphic and written scale in close proximity.
         (f)   Name, address, phone and fax of owner/developer and the firm preparing the plan.
         (g)   A map showing the boundaries of the different land uses and the boundary dimensions.
         (h)   Adjacent or surrounding land uses, zoning, streets, drainage facilities and other existing or proposed off-site improvements, sufficient to demonstrate the relationship and compatibility of the site to the surrounding properties, uses and facilities.
         (i)   The location and size of all streets, alleys, parking lots and parking spaces, loading areas or other areas to be used for vehicular traffic and the proposed access and connection to existing or proposed streets adjacent to the plan area. Include a chart indicating the number of required parking spaces by use, the method of calculation and the number of proposed parking spaces.
         (j)   The types of surfacing, such as paving (e.g. concrete, brick, turf, etc.) to be used at the various locations.
         (k)   The location and size of all fire lanes with all curb radii adjacent to the fire lane labeled. The nearest fire hydrant dimensioned to the property corner and all proposed fire hydrants.
         (l)   The location, height, setbacks and minimum floor areas for all buildings, and if non-residential, the floor area ratio. Include the following building details for non single-family developments:
            1.   Entrance and exits to the building.
            2.   Architectural renderings or elevations of proposed structures with all exterior materials for roofs, awnings, walls etc. labeled.
            3.   Calculations of the masonry content on each facade and in total for each building. (Example: Area of front facade = h x l, percent masonry = 80%)
            4.   Distance between buildings and distance from building to property lines.
         (m)   The number, location, and dimensions of the lots; and the setbacks, number of dwelling units, and number of units per acre (density). A graphic showing a typical lot layout, with size and setbacks.
         (n)   The location of all on-site facilities for liquid waste or method of temporary storage pending disposal, including existing or proposed septic fields.
         (o)   The location, size and type of each outside facility for waste or trash disposal. If no facility is shown, provide a note indicating method of disposal and removal.
         (p)   A tree survey locating all protected trees by type, size and species in a printed and electronic format, as required by the Landscape Administrator, and mitigation plan, if required by the city's Natural Resources Management Ordinance. (Refer to the Tree Preservation Application as found on the city's website.)
         (q)   A landscape plan showing all landscape setbacks and buffers; parking lot landscaping; and any additional landscaping proposed. A chart indicating the size, length and width of the landscape areas, with the required number of plants and the proposed number of plants should be included on the plan. The landscape plan may be presented on a separate exhibit on the same sheet size and at the same scale as the site plan.
         (r)   The approximate location and size of greenbelt, open, common, or recreation areas, the proposed use of such areas, and whether they are to be used for public or private use. If private, indicate the proposed ownership.
         (s)   The approximate location and size of required Parkland Dedication areas, as required by the city's Parkland Dedication Ordinance for residential development.
         (t)   The location, type, and size of all fences, berms, or screening features.
         (u)   A plan, including elevations, showing location, size, height, orientation and design of all signs regulated by the city's sign ordinance.
         (v)   The location, size and type of all pedestrian areas, bike paths and sidewalks.
         (w)   The location, size, type and purpose of any outside storage or outside display and method of screening. Indicate the percentage of outside storage as compared to the building square footage.
         (x)   Phases of development should be shown and labeled. Provide a development schedule indicating the start and finish date of each phase, broken down by use and acreage.
         (y)   When deemed necessary, the Planning and Zoning Commission or City Council may ask for more information during the review of a Planned Development. Likewise, they may waive some of the information if the application is a simple request to deviate from the existing zoning category on the property.
         (z)   If applicable, show the following mandatory Owners Association notes:
            1.   A mandatory Owners Association will be responsible for the maintenance of the "insert list of private amenities and common areas here". (Example: screening fences, common areas, parks, amenity centers, landscaping)
            2.   The Owners Association and associated documents shall be filed in accordance with the City of Mansfield policies. These documents must be reviewed by the City Attorney prior to filing the final plat. The documents shall be filed with the final plat at Tarrant County when deemed necessary by the Attorney. The documents shall be submitted in a timely manner to allow for a minimum of 60 days review. Failure to submit the documents or incomplete documents may result in delay of construction, acceptance of the subdivision or delay in approval of a building permit. The city does not accept the responsibility for any delays in construction, approval or acceptance of the subdivision caused by the failure to submit the association documents or the inaccuracy of the documents.
      (10)   A statement that clearly indicates that the proposed development will be in complete accordance with the provisions of the approved Planned Development District and that all Development Plans recorded hereunder shall be binding upon the applicant thereof, his successors and assigns, and shall limit and control all building permits.
   (G)   Amendments. The Director of Planning and Development may approve minor variations or revisions from the original Planned Development which do not increase density, change traffic patterns, or result in any increase in external impact on adjacent properties or neighborhoods. The Director of Planning may refer any variation or revision that warrants special consideration to the City Council for its review. If, in the City Council's determination, the variation or revision does not constitute a significant change, no public hearing shall be called and the variation or revision shall be deemed approved. The City Council in its sole discretion may direct any variation or revision to the Planning and Zoning Commission for its review and recommendation and, in such event, said variation or revision shall follow the procedures set out in § 155.115  herein regarding amendments to the zoning ordinance.
   (H)   Platting required prior to development.
      (1)   Prior to issuance of any building permits, the development plan shall reflect all stipulations as approved by the City Council and the property shall be final platted in accordance with the subdivision ordinance and platting policies of the city.
      (2)   When a development plan has been approved, final plats may be submitted in phases as shown on the approved plan. In no case, however, shall the density of all approved final plats exceed the maximum approved project density.
   (I)   Maintenance of common open space. When common open space, common recreational areas or private utilities and private streets are approved as a part of a development plan, the applicant for the approval of the applicable Planned Development District shall also submit a scheme, subject to the approval of the City Attorney and City Council, for assuring continued retention and perpetual maintenance of said items for as long as the development exists. The associated documents must be reviewed by the City Attorney prior to filing the final plat. The documents shall be filed with the final plat at Tarrant County when deemed necessary by the Attorney. The documents shall be submitted in a timely manner to allow for a minimum of 60 days review. Failure to submit the documents or incomplete documents may result in delay of construction, acceptance of the subdivision or delay in approval of a building permit. The city does not accept the responsibility for any delays in construction, approval or acceptance of the subdivision caused by the failure to submit the Association documents or the inaccuracy of the documents.
   (J)   Enforcement of development schedule. If the developer or property owner fails to adhere to the development schedule shown in the approved development plan, the city has the option to initiate an amendment of the Planned Development District or development plan as deemed necessary by the City Council. The procedures for amending the Planned Development District or development plan shall be the same as for a new zoning change application.
(Ord. 671, passed 4-15-86; Am. Ord. OR-2189-20, passed 10-26-20)