Highway Mixed Use District Presentation 20090727

Highway Mixed Use District July 27, 2009

Purpose of Workshop
Confirm the need for Highway Mixed-Use District (HMU)
Review work to date
Discuss MDP Recommendations
Baseline HMU requirements
Solicit feedback from Council and PD&Z on Options for HMU
Provide direction to Consultant

The Need
Current zoning does not accommodate mixed uses along Manvel’s highway corridors
Allow compatible building functions to coexist in a single zone
Protect existing single-family homes
Develop appropriate standards for a HMU

Benefits of a Highway Mixed-Use District
Allows different building functions to coexist on the same lot
Provides opportunity for existing non-conforming properties to be conforming
Provides new development flexibility
Maximizes tax base
Allows City to move forward in achieving its Vision

Scope of Work
Research and evaluate industry-wide standards for mixed-use districts for consistency with Comprehensive Plan goals
Prepare materials for this workshop
Prepare a draft ordinance and coordinate with City attorney
Attend the PD&Z public hearing and two City Council public hearings; prepare and present overview of draft ordinance if requested

WORK TO DATE

Work to Date - Research
Focused on best practices ordinances from following cities:
College Station, Denton, El Paso, Hutto, Fort Worth, Leander, Mesquite
Each of these cities have chosen, like Manvel, to introduce form-based zoning standards
Each has some development condition that is relevant to Manvel

Work to Date - Evaluate
Best practices review suggests a model ordinance with:
Legal sufficiency and enforceability
Ease of administration
Clarity of process and textual instruction
Objective requirements and standards
Prepared a best-practices model framework for the ordinance
Prepared material for this presentation that includes Marsh Darcy recommendations

MARSH DARCY RECOMMENDATIONS

Recommendations
Baseline: Common criteria for all HMU District options
Option 2 : Highest level of additional standards and most conformity with Vision
Standard : Solves immediate need for HMU with minimal connection to Vision
Option 1 : Additional standards for HMU and incremental progress toward conformity with Vision

HMU BASELINE REQUIREMENTS

Baseline Requirements
Basic HMU Criteria:
District Area
Location
Conformance with Comp Plan
Building Functions
Buffering of pre-existing Single-Family homes

District Area
Minimum area for HMU is 60 acres
Same size as the smallest medium PUD
Prevents “checkerboard” of tiny HMU Districts
City Hall

District Location
Along both sides of a:
TXDOT designated highway or farm to market road
Comp Plan designated major transportation corridor

Conformance with Comp Plan ID-1 Agricultural ID-4 Urban ID-2 Rural ID-5 Town Center ID-3 Suburban SD: Master-Planned Developments already in progress

Permitted Building Functions
Allows for the mix of residential and non-residential functions
Includes functions currently allowed in current zoning districts
Single-Family Residential (SFR)
Light Commercial
Provides process to acquire Special Use Permit for future functions
Existing buildings can change function
More than one building function per lot

Protections for Existing Residential
New building functions adjacent to existing residential units shall be required to provide a buffer of 25’
The buffer dissolves if the previously existing residential is removed or redeveloped
BEGIN WORKSHEET

HMU OPTIONS
Standard, Option 1, Option 2

District Elements
ID Zone Location
Minimum Depth
Lot Size
Building Setback
Parking
Building Height
Signage
Internal Buffers
Landscaping

ID ZONE LOCATION
Standard:
ID 4, 5
Option 1:
ID 4, 5, SD
Option 2:
ID 3, 4, 5, SD
3 3 4 SD 5

Minimum Depth
Distance from the road ROW to the rear side boundary of HMU
Standard: Shall be the rear property line of all parcels adjacent to road ROW
Option 1: The nearest rear property line at or beyond 300’ from road ROW but not more than 600’
Option 2: The nearest rear property line at or beyond 600’ from road ROW but not more than 1,000’; must for provide parallel highway circulation

Minimum Depth

Minimum Lot Size
Standard: 1 acre
Option 1: same as Standard
Option 2: ½ acre or 21,780 sf

Building Setback
Minimum building setback from property line.
Standard:
25’ from front property line; 10’ from each side property line; 10’ from rear property line in all ID Zones
Option 1:
ID 4 – 10’ perimeter setback
SD – 10’ perimeter setback

Building Setback
Option 2
ID 5 – 10’ frontage setback, 0’ side/rear setback
SD – 10’ frontage setback, 0’ side/rear setback

Minimum Parking
Standard: Two spaces per residential lot; one on-site space per 250 sq ft or one space minimum regardless of square footage for non-residential
Option 1: Standard + on-site visitor space per every four residential units

Minimum Parking
Option 2
Option 1 + no new parking areas between buildings and road ROW for new buildings within 300’ of main HMU roadway
All new parking must be at side or rear of buildings
New buildings located more than 300’ from main HMU road do not have above restrictions
Shared parking calculation allowed

Building Heights

Signage
Standard: Current signage ordinance
Option 1: No free standing pole signs allowed; free standing monument signs are allowed
Option 2: Option 1 + no free standing monument signs allowed; only building and canopy signs allowed

Internal Buffers
Standard: None
Option 1:
ID 4 – 20’ Internal buffer between buildings
ID 5 and SD – 0’ Internal buffer between buildings
Option 2:
ID 5 and SD – 0’ Internal buffer between buildings

Buffer Landscaping
Standard: None
Option 1: One evergreen tree (2.5” cal.) minimum 8’ high, maximum 25’ spacing, and evergreen shrubs capable of growing 8’ high, maximum 3’ spacing.
Option 2: Same as Option 1

QUESTIONS?
Thank you for your time!

Highway Mixed Use District Presentation 20090727

by City of Manvel on Aug 06, 2009

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Highway Mixed Use District Presentation 20090727 — Presentation Transcript