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Council approves first reading for 46-acre Costco development plan; limits drive-through restaurants in Subdistrict B to two
Summary
After a lengthy public hearing on a 46-acre Planned Development (ZC25-003) that would accommodate a Costco, fueling station and multiple pad sites, the council approved the first reading with an amendment limiting drive-through restaurants in Subdistrict B to two and requiring special-use permits for drive-throughs; the motion passed 6–1.
The Mansfield City Council held a public hearing and approved first reading on a Planned Development rezoning for a 46-acre site near US 287 and Main Street that would accommodate a Costco, fuel facility and mixed-use pad sites, but amended the proposal to place limits and extra review on drive-through restaurants in the conceptual Subdistrict B.
Staff introduced the application, explaining that Subdistrict A (the Costco site) is a 24-acre parcel with detailed site plans and 879 parking spaces. "On the Costco site, that subdistrict A is this 24 acre site with Costco, 879 parking spaces," said Clayton Comstock of the Department of Planning and Development Services.
Applicant Michael Clark of Winkelman & Associates and JP Andrews, director of real estate development for Costco Wholesale, described the site layout, landscaping, fueling station screening and reserved expansion pads. "We have done a traffic study. It's been reviewed by TxDOT," Michael Clark said, and he added that the development includes pedestrian pathways, detention ponds and landscaping to screen the fuel center.
Council debate focused on how much discretion the council — and the public — would retain over future pad-site uses in Subdistrict B. The PD request would allow a range of commercial uses and, in the applicant’s concept, up to four drive-through restaurants. Several council members said that by-right allowances could remove an opportunity for future council review of drive-through uses.
Councilmember Newsome moved to approve the ordinance on first reading but to limit Subdistrict B to two drive-through restaurants in total and to require a special-use-permit (SUP) process for drive-throughs in that subdistrict. Councilmember Bounds seconded; after discussion the motion carried 6–1.
Why it matters: the change means that while Subdistrict A (Costco) retains its planned uses and detailed site plan, some future pad-site uses in Subdistrict B will need separate SUP consideration or will be capped, giving the council a continuing oversight role on drive-through uses and stacking/traffic implications.
What remains: This was a first reading and public hearing; staff noted PD standards that require architectural materials, pedestrian connectivity and signage spacing. Council members asked the applicant to provide a list of uses the owner would prohibit by covenant or reciprocal easement agreement before second reading, and staff will return with additional materials and the formal ordinance at the next meeting.
Quotes from the meeting capture the mix of planning and traffic concerns that carried the debate: "If I don't know what I'm looking at and we don't get the opportunity to look at that, that can be problematic," Mayor Michael Evans Sr. said of by-right allowances that could avoid council review. Applicant representatives stressed traffic analysis and private controls: "We have done a traffic study. It's been reviewed by TxDOT," Michael Clark said, and Tommy Crowell (owner representative) said he is negotiating reciprocal easement agreements that could restrict certain uses.
Next steps: staff will bring revised ordinance language and any requested covenants or REA summaries for the council’s consideration on second reading.
