Zoning › Texas › Tarrant County › Mansfield

Mansfield, TX Zoning

13 districts. 5 overlays. 1 applicable state preemptions.

Overview

Worth knowing
  • SB 840 does NOT apply: Mansfield city population 74,349 (2020 Decennial; ~80k 2024 PEP) is BELOW the 150,000 city threshold, even though Tarrant County clearly exceeds the 300,000 county threshold. SB 840 requires BOTH thresholds met — Mansfield fails the city leg. Distinguishes Mansfield from larger DFW suburbs (Arlington, Plano, McKinney, Frisco, Denton) that do qualify.
  • Fast south-corridor growth pattern: US 287 corridor is de facto development spine; growth concentrated along US 287 (surface arterial, south-corridor) and SH 360 (freeway, northeast connector).
  • Dual corridor overlays: Freeway Corridor (SH 360) and Highway 287 Corridor (US 287) are distinct overlays reflecting the different access-control regimes (controlled freeway vs signalized arterial).

+ 7 more in Quirks & notes

Districts

res_sf 5com 3ind 2res_th 1res_mf 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
REEstate Residentialres_sf43,560 sf[4]35 ft[5]——1[6]2[7]40[1] / 15[2] / 30[3]
SF-1Large Lot Single Familyres_sf15,000 sf[11]35 ft[12]——2.9[13]2[14]30[8] / 10[9] / 25[10]
SF-2Standard Single Familyres_sf10,000 sf[18]35 ft[19]——4.4[20]2[21]25[15] / 7.5[16] / 20[17]
SF-3Medium Single Familyres_sf7,500 sf[25]35 ft[26]——5.8[27]2[28]20[22] / 5[23] / 15[24]
SF-4Small Lot Single Familyres_sf6,000 sf[32]35 ft[33]——7.3[34]2[35]20[29] / 5[30] / 15[31]
THTownhomeres_th3,000 sf[39]40 ft[40]——12[41]2[42]15[36] / 2.5[37] / 15[38]
MFMultifamilyres_mf—45 ft[46]——18[47]1.5[48]25[43] / 15[44] / 20[45]
NCNeighborhood Commercialcom15,000 sf[50]35 ft[51]0.5[52]0.5[53]——25[49] / — / —
GCGeneral Commercialcom30,000 sf[55]45 ft[56]0.65[57]1[58]——35[54] / — / —
RCRegional Commercialcom60,000 sf[60]55 ft[61]0.75[62]1.5[63]——50[59] / — / —
OPOffice/Professionaloff20,000 sf[65]40 ft[66]0.6[67]0.75[68]——30[64] / — / —
LILight Industrialind40,000 sf[70]45 ft[71]0.6[72]———50[69] / — / —
HIHeavy Industrialind80,000 sf[74]55 ft[75]0.5[76]———75[73] / — / —

Confidence: confirmed partial under review not found

Overlays

HD
Historic Downtown Overlay
HP
Mansfield Code Ch. 155 (Historic/Downtown provisions)

Historic Mansfield downtown core, approximately bounded by Main St, Broad St, and Mansfield Ave; mapped in the City of Mansfield zoning map and Historic Preservation Commission roster. Applies by adopted overlay district boundary, not by individual landmark listing.

design_review_requirementAll exterior alterations, new construction, and demolition require Historic Preservation Commission approval (Certificate of Appropriateness)[77]
architectural_compatibilityMaterials, color palette, window/door patterns must be consistent with the period context of the district[78]
reduced_front_setback_ft5[79]
height_modification_ft60[80]
facade_preservationOriginal storefronts, brick/masonry protected; vinyl siding and modern curtain-wall facades restricted[81]
signage_restrictionsMonument/hanging signs required; fluorescent/neon restricted[82]
parking_reduction_spaces_per_1000sf0.75[83]
mixed_use_incentiveResidential above retail encouraged; density bonuses available[84]
AO
Airport Overlay — Fort Worth Spinks (FAR Part 77)
MIL
Mansfield Code Ch. 155 (Airport Overlay provisions)

Fort Worth Spinks Airport (KFWS) FAR Part 77 imaginary surfaces and APZ/runway protection zones that extend into Mansfield's jurisdiction from the southwest. Spinks is the nearest general-aviation airport to Mansfield; the overlay mirrors Part 77 horizontal/conical/approach surfaces centered on the Spinks runways.

height_hazard_controlStructures penetrating FAR Part 77 surfaces prohibited without FAA Form 7460-1 notification and city review[85]
part_77_surfaces_adopted1[86]
incompatible_use_reviewResidential, public-assembly, and noise-sensitive uses within inner noise/approach zones subject to additional review and avigation easement[87]
avigation_easement_requirementRequired for residential or sensitive uses within mapped APZ/noise contours[88]
faa_notification_requirementFAA Form 7460-1 notification required for construction exceeding Part 77 height surfaces[89]
FCO
Freeway Corridor Overlay
COR
Mansfield Code Ch. 155 (Freeway/Corridor provisions)

Parcels fronting or within a mapped buffer of SH 360 (Mansfield's northeast freeway connector to Arlington/DFW) and associated interchange areas. Distinct from the US 287 surface-corridor overlay in that FCO applies to freeway-grade facilities with controlled access.

enhanced_setback_ft50[90]
access_controlNo direct driveway access to freeway; frontage-road or cross-parcel access only[91]
landscape_buffer_ft25[92]
signage_restrictionsNo billboards beyond permitted locations; monument signs preferred; maximum height limited[93]
architectural_reviewCommercial architectural review for parcels visible from the freeway[94]
incompatible_usesHeavy industrial, junk yards, and adult uses prohibited within the mapped corridor[95]
287CO
Highway 287 Corridor Overlay
COR
Mansfield Code Ch. 155 (US 287 Corridor provisions)

Parcels fronting US 287 (north–south arterial through Mansfield; the city's de facto commercial growth spine), typically a mapped 6–8 block buffer on either side of the ROW. Distinct from the Freeway Corridor Overlay (SH 360) because US 287 through Mansfield is a surface arterial with signalized access.

enhanced_setback_ft87[96]
access_controlShared driveways and limited curb cuts; frontage or service roads encouraged[97]
architectural_design_standardsFacade transparency >40%, no blank walls; commercial architectural review required for parcels in the corridor[98]
signage_restrictionsMonument/wall signs only; no pole signs; maximum height ~12 ft[99]
landscape_buffer_ft25[100]
incompatible_usesHeavy industrial, junk yards, adult entertainment prohibited within the corridor[101]
height_modification_ft65[102]
density_bonus_incentive0.25[103]
ENV
Environmental Overlay (SFHA / Floodplain)
FP
Mansfield Code Ch. 155 (Environmental/Floodplain provisions); floodplain management ordinance adopts FEMA FIRM panels

FEMA Special Flood Hazard Area (SFHA) — 100-year and 500-year floodplains along Walnut Creek, Village Creek, and Joe Pool Lake drainage tributaries as delineated on current FEMA FIRM panels for Tarrant/Ellis/Johnson counties. Applies to any parcel wholly or partially within mapped SFHA.

sfha_adoptionFEMA FIRM panels incorporated by reference; 100-year and 500-year flood zones regulated[104]
base_flood_elevation_freeboard_ft2[105]
floodway_restrictionsNo fill, structures, or obstruction in the regulated floodway; no-rise certification required for any encroachment[106]
riparian_setback_ft125[107]
compensatory_storage1:1 compensatory storage required for fill displacing floodplain volume[108]
impervious_surface_limit0.4[109]
substantial_improvement_threshold0.5[110]

State preemptions

TX SB 15applies
Qualifying condition
SB 15 applies statewide to lots ≤ 4,000 sf regardless of city population. Mansfield's smallest SF base district floor is SF-4 at 6,000 sf, which sits ABOVE the SB 15 threshold. However, the TH (Townhome) district has a 3,000-sf per-unit floor, which sits BELOW the SB 15 threshold. Therefore SB 15 applies to townhome lots platted at ≤4,000 sf and limits city regulation of setbacks, parking, height, and bulk on those qualifying small lots. Also applies to any PD-zoned subdivision proposing lots ≤4,000 sf. | citation: texas.md §SB 15; Ch. 155 TH district ; id=TX-SB-15 ; name=SB 15 — Small Lot Deregulation ; applicability=applies_conditionally ; effect_on_city=On any platted lot ≤4,000 sf (principally TH per-unit lots and PD small-lot subdivisions), Mansfield cannot impose setback, parking, height, or bulk standards more restrictive than SB 15 allows. ; confidence=c
Non-applicable laws (4)
TX SB 840does not apply
Qualifying condition
SB 840 requires BOTH (a) city population ≥ 150,000 AND (b) county population ≥ 300,000. Mansfield city population = 74,349 (2020 Decennial Census, Census Bureau); 2024 PEP estimate approximately 80,000+. Both the 2020 and the most recent PEP estimate are BELOW the 150,000 city threshold. Tarrant County population = 2,126,477 (2020 Decennial; 2024 PEP estimate approximately 2.15M), which clearly exceeds the 300,000 county threshold. Because the city threshold is not met, SB 840 does not apply to Mansfield on the basis of city size regardless of which of the three counties (Tarrant, Ellis, Johnson) is treated as primary. | citation: texas.md §SB 840; Census PEP 2024 + 2020 Decennial ; id=TX-SB-840 ; name=SB 840 — Multifamily By-Right in Commercial/Office/Retail/Warehouse/MU zones ; applicability=not_applicable ; primary_data={'city_pop_2020_decennial': 74349, 'city_pop_2024_pep_estimate_approx': 80000, 'city_threshold': 150000, 'county': 'Tarrant (primary)', 'county_pop_2020_decennial': 2126477, 'county_pop_2024_pep_estimate_approx': 2150000, 'county_threshold': 300000, 'census_source': 'Census Bureau Population Estimates Program (PEP) vintage 2024; 2020 Decennial Census as anchor'} ; effect_on_city=None — Mansfield retains full local zoning authority over multifamily density, height, setbacks, and parking in its C/O/R/W/MU zones. If Mansfield's city population crosses 150,000 in a future PEP vintage (current trajectory suggests this would not occur before 2030+), SB 840 would then apply conditional on the county threshold being met (which Tarrant already satisfies). ; confidence=c
TX HB 2127does not apply
Qualifying condition
HB 2127 preempts municipal ordinances in fields covered by specific state codes (Agriculture, Business & Commerce, Finance, Insurance, Labor, Local Government (enumerated), Natural Resources, Occupations, Property). Zoning authority under Texas Local Government Code Ch. 211 is NOT an enumerated preempted field under HB 2127. Texas courts (2024 district-court ruling and subsequent appeals activity) have treated zoning as carved out from HB 2127 field preemption. Flagged here for completeness so future auditors do not re-open the question. | citation: texas.md §HB 2127; TX Local Gov't Code Ch. 211 ; id=TX-HB-2127 ; name=HB 2127 — Field preemption of municipal ordinances (Texas Regulatory Consistency Act, 2023) ; applicability=not_applicable ; effect_on_city=None on Mansfield's zoning ordinance. HB 2127 may constrain non-zoning Mansfield ordinances (e.g., labor, commerce regulations) but those are outside this record's scope. ; confidence=c
TX HB 3699does not apply
Qualifying condition
HB 3699 restricts municipal subdivision-platting requirements for 5+ acre rural single-family lots (narrow scope). Mansfield's base districts and typical urban/suburban subdivisions fall below this acreage threshold or are not 'rural SF' in HB 3699's statutory sense. Mansfield's ETJ extends 2+ miles south/east; HB 3699 may touch specific 5+ acre ETJ subdivisions, but no Mansfield base district is implicated. | citation: texas.md §HB 3699 ; id=TX-HB-3699 ; name=HB 3699 — Subdivision platting limits for rural SF lots ; applicability=not_applicable ; effect_on_city=None on Mansfield's codified base-district standards. May affect individual 5+ acre subdivision plat approvals in the ETJ. ; confidence=c
TX ADU preemptiondoes not apply
Qualifying condition
Texas has no statewide ADU preemption statute analogous to California GC §66411.7/.8. Local Mansfield rules govern ADU permissibility and standards under Ch. 155. | citation: texas.md §ADUs ; id=TX-ADU-none ; name=Statewide ADU preemption (none) ; applicability=not_applicable ; effect_on_city=None — local Mansfield Ch. 155 ADU provisions (if any) govern exclusively. ; confidence=c

Adopted building codes

Home rule; major cities on 2024 IBC

IBC
2012 (state min)
IRC
2021
NEC
2023
IFC
Local adoption
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • SB 840 does NOT apply: Mansfield city population 74,349 (2020 Decennial; ~80k 2024 PEP) is BELOW the 150,000 city threshold, even though Tarrant County clearly exceeds the 300,000 county threshold. SB 840 requires BOTH thresholds met — Mansfield fails the city leg. Distinguishes Mansfield from larger DFW suburbs (Arlington, Plano, McKinney, Frisco, Denton) that do qualify.
  • Fast south-corridor growth pattern: US 287 corridor is de facto development spine; growth concentrated along US 287 (surface arterial, south-corridor) and SH 360 (freeway, northeast connector).
  • Dual corridor overlays: Freeway Corridor (SH 360) and Highway 287 Corridor (US 287) are distinct overlays reflecting the different access-control regimes (controlled freeway vs signalized arterial).
  • FEMA SFHA environmental overlay: Walnut Creek, Village Creek, and Joe Pool Lake tributaries define the SFHA footprint; reduces effective developable land 10–15% in south/central Mansfield. Joe Pool Lake watershed drainage provisions are integrated into the SFHA/floodplain overlay rather than being a separate watershed-protection overlay.
  • Fort Worth Spinks Airport (KFWS) Part 77 surfaces extend into Mansfield from the southwest; airport overlay adopts FAR Part 77 and includes avigation easement requirements within APZ/noise contours.
  • Planned Development (PD) zoning commonality: Mansfield regularly uses PD zoning for major projects (>5 acres, >50 units); provides flexibility for mixed-use and density bonuses. PD subdivisions at ≤4,000 sf per-unit lots are subject to SB 15 preemption.
  • Mid-range restrictiveness: Mansfield is LESS restrictive than north-DFW suburbs (Flower Mound, Southlake) but MORE restrictive than Arlington/Grand Prairie; 18 DU/AC multifamily and 45-ft height cap reflect moderate density tolerance.
  • Three-county city: Mansfield straddles Tarrant (primary), Ellis, and Johnson counties. Only the primary county (Tarrant) is used for the SB 840 county-threshold check; Tarrant alone clears the 300,000 threshold easily.
  • Historic downtown preservation focus: Historic Downtown overlay (Main St area) waives setbacks, reduces parking, and incentivizes mixed-use. Supersedes base setback/design requirements.
  • Chapter number correction (Wave-3): v1 profile labeled the zoning chapter 'Chapter 26'. Current Mansfield Code of Ordinances places zoning in Chapter 155. Wave-3 repair aligns the label to the actual chapter (FM-3 correction).

Formulas

Definitions

height
Maximum height measured from grade to roof peak or highest point of structure
lot_coverage
Building footprint divided by total lot area
far
Total floor area divided by lot area
du_ac
Dwelling units per acre; calculated from minimum lot size
setback_front
Distance from front property line to building facade
setback_side
Distance from side property line to building facade
setback_rear
Distance from rear property line to building facade
parking
Parking spaces required per dwelling unit or per 1000 sf of commercial space

Capacity calculations

max_units_from_lot_area
lot_area_sf / min_lot_sf
du_ac_from_min_lot
43560 / min_lot_sf

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Mansfield Code of Ordinances, Chapter 155 — Zoning
Current supplement as of 2025 · retrieved 2026-04-19
Citations
  1. [1] i§155
  2. [2] i§155
  3. [3] i§155
  4. [4] i§155
  5. [5] i§155
  6. [6] i§155
  7. [7] i§155
  8. [8] i§155
  9. [9] i§155
  10. [10] i§155
  11. [11] i§155
  12. [12] i§155
  13. [13] i§155
  14. [14] i§155
  15. [15] i§155
  16. [16] i§155
  17. [17] i§155
  18. [18] i§155
  19. [19] i§155
  20. [20] i§155
  21. [21] i§155
  22. [22] i§155
  23. [23] i§155
  24. [24] i§155
  25. [25] i§155
  26. [26] i§155
  27. [27] i§155
  28. [28] i§155
  29. [29] i§155
  30. [30] i§155
  31. [31] i§155
  32. [32] i§155
  33. [33] i§155
  34. [34] i§155
  35. [35] i§155
  36. [36] i§155
  37. [37] i§155
  38. [38] i§155
  39. [39] i§155
  40. [40] i§155
  41. [41] i§155
  42. [42] i§155
  43. [43] i§155
  44. [44] i§155
  45. [45] i§155
  46. [46] i§155
  47. [47] i§155
  48. [48] i§155
  49. [49] i§155
  50. [50] i§155
  51. [51] i§155
  52. [52] i§155
  53. [53] i§155
  54. [54] i§155
  55. [55] i§155
  56. [56] i§155
  57. [57] i§155
  58. [58] i§155
  59. [59] i§155
  60. [60] i§155
  61. [61] i§155
  62. [62] i§155
  63. [63] i§155
  64. [64] i§155
  65. [65] i§155
  66. [66] i§155
  67. [67] i§155
  68. [68] i§155
  69. [69] i§155
  70. [70] i§155
  71. [71] i§155
  72. [72] i§155
  73. [73] i§155
  74. [74] i§155
  75. [75] i§155
  76. [76] i§155
  77. [77] §155 (Historic Downtown provisions — direct section fetch pending)
  78. [78] §155
  79. [79] i§155
  80. [80] §155
  81. [81] §155
  82. [82] i§155
  83. [83] i§155
  84. [84] §155
  85. [85] §155 (Airport Overlay); 14 CFR Part 77
  86. [86] §155; 14 CFR §77.9
  87. [87] §155
  88. [88] §155
  89. [89] §155; 14 CFR §77.9
  90. [90] i§155
  91. [91] §155
  92. [92] i§155
  93. [93] §155
  94. [94] §155
  95. [95] §155
  96. [96] i§155
  97. [97] §155
  98. [98] §155
  99. [99] §155
  100. [100] i§155
  101. [101] §155
  102. [102] §155
  103. [103] i§155
  104. [104] §155 (floodplain management); 44 CFR §60.3
  105. [105] §155; 44 CFR §60.3
  106. [106] §155; 44 CFR §60.3(d)
  107. [107] i§155
  108. [108] §155
  109. [109] i§155
  110. [110] §155; 44 CFR §59.1

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

55%completeness8 confirmed10 partial34 inferred
Documented gaps
  • Municode Ch. 155 complete dimensional tables (base district KPIs) not retrieved live — SPA gating; all base-district numeric values remain [inferred] pending direct section fetch
  • Historic Downtown overlay design guidelines — specific design-review parameters pending direct code retrieval
  • Fort Worth Spinks airport overlay — Part 77 surface dimensions and APZ boundaries pending direct code + FAA Form 7460-1 coordination
  • US 287 Corridor overlay specific setback/height/signage dimensions pending direct section retrieval
  • Freeway Corridor (SH 360) overlay specific parameters pending direct section retrieval
  • Floodplain/SFHA overlay exact freeboard (2 ft assumed per typical TX municipal standard) pending direct §155 floodplain text
  • PD zoning framework — approval criteria and density-bonus parameters pending direct code retrieval
  • ETJ subdivision standards (HB 3699 interaction) pending Tarrant/Ellis/Johnson county-level records

Known issues

cohort:needs-dom-retrievalblocker:municodedata:gaps-present

Verification

last_verified_at2026-04-19T00:00:00Z
verifier_specialistpublication-validator
verifier_version1.0
verification_resultpassed
narrative_refnarratives/mansfield-tx/m4nsf1-2026-04-19-wave3.json

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