State Highway 6 Corridor Overlay Presentation   20090803
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State Highway 6 Corridor Overlay Presentation 20090803

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Presentation presented by Marsh Darcy Partners on the State Highway 6 Corridor Overlay Plans for the City of Manvel.

Presentation presented by Marsh Darcy Partners on the State Highway 6 Corridor Overlay Plans for the City of Manvel.

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State Highway 6 Corridor Overlay Presentation   20090803 State Highway 6 Corridor Overlay Presentation 20090803 Presentation Transcript

  • State Highway 6 Corridor Overlay August 3, 2009
  • Purpose of Workshop
    • Review the need/benefit of an Overlay District
    • Review Work Authorization and Task
    • Review results from Visual Preference Survey
    • Discuss MDP recommendations
    • Provide direction to consultant
  • The Need
      • To manage certain visual elements
      • To improve circulation and access management along SH 6 corridor
      • To provide continuity of aesthetic elements of future development or redevelopment
  • Benefits of a SH 6 Corridor Overlay
    • Works with existing zoning districts
    • Provides visual continuity
    • Manages certain aesthetic elements
    • Allows improvement of circulation and access
  • Scope of Work
    • Work Authorization # 3: Prepare SH 6 Corridor Overlay Plan
    • Research existing conditions along SH 6
    • Prepare materials for this workshop
    • Prepare a draft ordinance and coordinate with City attorney
    • Attend the PD&Z public hearing and 2 City Council public hearings; prepare and present overview of draft ordinance if requested
  • Work to Date
    • Review of current Manvel zoning ordinances, comprehensive and thoroughfare plans
    • Review other state and local corridor overlay ordinances
    • Held Open House and Visual Preference Survey
    • Prepared synopsis of Visual Preference Survey
    • Prepared written options for consideration
  • VISUAL PREFERENCE SURVEY RESULTS
  • Visual Preference Survey Elements
    • Building Placement
    • Sidewalk Placement
    • Parking Lot Design
    • Street Design
    • Access and Signage
    • Building Orientation
    • Building Materials
    • Building Color Palette
    • Vehicular Screening
    • Non-Building Screening
    • Parks and Plazas
  • Visual Preference Survey Results ELEMENT RESULTS - UNDERLINED ELEMENTS REPRESENT MOST FEASIBLE ISSUES - A B Screening: Vehicle Parking 38 3 Building Materials 38 6 Parks and Plazas 37 4 Access and Signage 35 8 Screening: Non-Building Elements 33 10 Street Design 32 10 Building Orientation 30 11 Parking Lot Design 28 15 Building Color Palette 25 18 Sidewalk Placement 23 19 Building Placement 23 19
  • MDP OPTIONS FOR CONSIDERATION
  • Compliance
    • Existing non-confirming buildings remain with no expansion or addition
    • New development or redevelopment (removal or expansion/addition) requires compliance with new Overlay regulations
  • SH 6 CORRIDOR OVERLAY OPTIONS
    • Please Start Worksheet Now
  • District Location
    • Option 1
    • 350’ deep from SH-6
    • Option 2
    • 700’ deep from SH-6
    End limit at East and West city limit crossing of SH 6 350’ Extent 700’ Extent City Limits 350’ 700’ 700’ 350’
  • Building Materials (Facing or Visible from SH 6)
    • Option 1 Prohibited Material
    • Metal sheet siding
    • Smooth concrete block
    • Exterior Insulation and Finish Systems (EIFS)
    • Plywood / Offset Strand Board(OSB)
    • Option 2 Required Materials
    • All building materials must use minimum 90% masonry materials on all walls visible from SH 6
    • Stone
    • Brick
    • Concrete
    • Hollow clay tile
    • Decorative concrete block or tile
    • Glass block
    • True stucco
    • Other materials laid unit by unit and set in mortar
  • Dumpster/Mechanical Screening
    • Option 1
    • Trash dumpsters and recycle bins must not be visible from SH 6 -OR- must be screened on all sides
    • Screening material at least as high as top of receptacle
    • Option 2
    • Mechanical rooftop elements must not be visible from SH 6,
    • or
    • B. New overhead power located at the rear of the development
  • Circulation and Access
    • More development without increased access will lead to traffic congestion (FM 518)
    • Historic standard – 350’ block spacing network
  • FM 518 in Pearland
  • I-10 @ Beltway 8 College National Retailer National Retailer National Retailer
  • SH-6 in Sugarland
  • Circulation and Access (350’ District)
    • Option 1
    • New development must provide:
      • One continuous access way parallel to SH-6 spanning from one side of the property to the other.
      • One continuous access way perpendicular to SH-6 from the front of the property to the back.
    • Option 2
    • In addition to Option 1
      • Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.
      • Parallel accessways must be located between 300-350 feet from SH-6.
  • Example 350’ District SH 6
  • Circulation and Access (700’ District)
    • Option 1
    • New development must provide
      • One continuous access way parallel to SH-6
      • One access way perpendicular to SH-6 from front to back of property.
    • Option 2
    • In addition to Option 1
      • Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.
      • Parallel accessways must be located between 400-700 feet from SH-6.
  • Subsequent Development (350’ option)
  • THANK YOU!
    • Please turn in worksheets.