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Highway Mixed Use District July 27, 2009
Purpose of Workshop <ul><li>Confirm the need for Highway Mixed-Use District (HMU) </li></ul><ul><li>Review work to date </...
The Need <ul><li>Current zoning does not accommodate mixed uses along Manvel’s highway corridors </li></ul><ul><ul><li>All...
Benefits of a Highway Mixed-Use District <ul><li>Allows different building functions to coexist on the same lot </li></ul>...
Scope of Work <ul><li>Research and evaluate industry-wide standards for mixed-use districts for consistency with Comprehen...
WORK TO DATE
Work to Date - Research  <ul><li>Focused on best practices ordinances from following cities: </li></ul><ul><ul><li>College...
Work to Date - Evaluate <ul><li>Best practices review suggests a model ordinance with: </li></ul><ul><ul><li>Legal suffici...
MARSH DARCY RECOMMENDATIONS
Recommendations  <ul><ul><li>Baseline: Common criteria for all HMU District options </li></ul></ul><ul><ul><li>Option 2 : ...
HMU BASELINE REQUIREMENTS
Baseline Requirements <ul><li>Basic HMU Criteria: </li></ul><ul><ul><li>District Area </li></ul></ul><ul><ul><li>Location ...
District Area <ul><li>Minimum area for HMU is 60 acres </li></ul><ul><li>Same size as the smallest medium PUD </li></ul><u...
District Location <ul><li>Along both sides of a: </li></ul><ul><ul><ul><li>TXDOT designated highway or farm to market road...
Conformance with Comp Plan ID-1  Agricultural ID-4  Urban ID-2  Rural ID-5  Town Center ID-3  Suburban SD:  Master-Planned...
Permitted Building Functions <ul><li>Allows for the mix of residential and non-residential functions </li></ul><ul><li>Inc...
Protections for Existing Residential <ul><li>New building functions adjacent to existing residential units shall be requir...
HMU OPTIONS <ul><li>Standard, Option 1, Option 2 </li></ul>
District Elements <ul><li>ID Zone Location </li></ul><ul><li>Minimum Depth </li></ul><ul><li>Lot Size </li></ul><ul><li>Bu...
ID ZONE LOCATION <ul><li>Standard: </li></ul><ul><li>ID 4, 5 </li></ul><ul><li>Option 1: </li></ul><ul><li>ID 4, 5, SD </l...
Minimum Depth <ul><li>Distance from the road ROW to the rear side boundary of HMU  </li></ul><ul><li>Standard: Shall be th...
Minimum Depth
Minimum Lot Size <ul><li>Standard: 1 acre </li></ul><ul><li>Option 1: same as Standard </li></ul><ul><li>Option 2: ½ acre ...
Building Setback <ul><li>Minimum building setback from property line. </li></ul><ul><li>Standard: </li></ul><ul><li>25’ fr...
Building Setback <ul><li>Option 2 </li></ul><ul><ul><li>ID 3 – 15’ perimeter setback </li></ul></ul><ul><ul><li>ID 4 – 10’...
Minimum Parking <ul><li>Standard: Two spaces per residential lot; one on-site space per 250 sq ft or one space minimum reg...
Minimum Parking <ul><li>Option 2  </li></ul><ul><ul><li>Option 1 + no new parking areas between buildings and road ROW for...
Building Heights
Signage <ul><li>Standard: Current signage ordinance  </li></ul><ul><li>Option 1: No free standing pole signs allowed; free...
Internal Buffers <ul><li>Standard: None </li></ul><ul><li>Option 1: </li></ul><ul><li>ID 4 – 20’ Internal buffer between b...
Buffer Landscaping <ul><li>Standard: None </li></ul><ul><li>Option 1: One evergreen tree (2.5” cal.) minimum 8’ high, maxi...
QUESTIONS? <ul><li>Thank you for your time! </li></ul>
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Highway Mixed Use District Presentation 20090727

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Highway Mixed Use District presentation presented by Marsh Darcy to Joint Workshop (Council and PD&Z) for the City of Manvel.

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Highway Mixed Use District Presentation 20090727

  1. 1. Highway Mixed Use District July 27, 2009
  2. 2. Purpose of Workshop <ul><li>Confirm the need for Highway Mixed-Use District (HMU) </li></ul><ul><li>Review work to date </li></ul><ul><li>Discuss MDP Recommendations </li></ul><ul><ul><li>Baseline HMU requirements </li></ul></ul><ul><ul><li>Solicit feedback from Council and PD&Z on Options for HMU </li></ul></ul><ul><ul><li>Provide direction to Consultant </li></ul></ul>
  3. 3. The Need <ul><li>Current zoning does not accommodate mixed uses along Manvel’s highway corridors </li></ul><ul><ul><li>Allow compatible building functions to coexist in a single zone </li></ul></ul><ul><ul><li>Protect existing single-family homes </li></ul></ul><ul><li>Develop appropriate standards for a HMU </li></ul>
  4. 4. Benefits of a Highway Mixed-Use District <ul><li>Allows different building functions to coexist on the same lot </li></ul><ul><li>Provides opportunity for existing non-conforming properties to be conforming </li></ul><ul><li>Provides new development flexibility </li></ul><ul><li>Maximizes tax base </li></ul><ul><li>Allows City to move forward in achieving its Vision </li></ul>
  5. 5. Scope of Work <ul><li>Research and evaluate industry-wide standards for mixed-use districts for consistency with Comprehensive Plan goals </li></ul><ul><li>Prepare materials for this workshop </li></ul><ul><li>Prepare a draft ordinance and coordinate with City attorney </li></ul><ul><li>Attend the PD&Z public hearing and two City Council public hearings; prepare and present overview of draft ordinance if requested </li></ul>
  6. 6. WORK TO DATE
  7. 7. Work to Date - Research <ul><li>Focused on best practices ordinances from following cities: </li></ul><ul><ul><li>College Station, Denton, El Paso, Hutto, Fort Worth, Leander, Mesquite </li></ul></ul><ul><ul><li>Each of these cities have chosen, like Manvel, to introduce form-based zoning standards </li></ul></ul><ul><ul><li>Each has some development condition that is relevant to Manvel </li></ul></ul>
  8. 8. Work to Date - Evaluate <ul><li>Best practices review suggests a model ordinance with: </li></ul><ul><ul><li>Legal sufficiency and enforceability </li></ul></ul><ul><ul><li>Ease of administration </li></ul></ul><ul><ul><li>Clarity of process and textual instruction </li></ul></ul><ul><ul><li>Objective requirements and standards </li></ul></ul><ul><li>Prepared a best-practices model framework for the ordinance </li></ul><ul><li>Prepared material for this presentation that includes Marsh Darcy recommendations </li></ul>
  9. 9. MARSH DARCY RECOMMENDATIONS
  10. 10. Recommendations <ul><ul><li>Baseline: Common criteria for all HMU District options </li></ul></ul><ul><ul><li>Option 2 : Highest level of additional standards and most conformity with Vision </li></ul></ul><ul><ul><li>Standard : Solves immediate need for HMU with minimal connection to Vision </li></ul></ul><ul><ul><li>Option 1 : Additional standards for HMU and incremental progress toward conformity with Vision </li></ul></ul>
  11. 11. HMU BASELINE REQUIREMENTS
  12. 12. Baseline Requirements <ul><li>Basic HMU Criteria: </li></ul><ul><ul><li>District Area </li></ul></ul><ul><ul><li>Location </li></ul></ul><ul><ul><li>Conformance with Comp Plan </li></ul></ul><ul><ul><li>Building Functions </li></ul></ul><ul><ul><li>Buffering of pre-existing Single-Family homes </li></ul></ul>
  13. 13. District Area <ul><li>Minimum area for HMU is 60 acres </li></ul><ul><li>Same size as the smallest medium PUD </li></ul><ul><li>Prevents “checkerboard” of tiny HMU Districts </li></ul>City Hall
  14. 14. District Location <ul><li>Along both sides of a: </li></ul><ul><ul><ul><li>TXDOT designated highway or farm to market road </li></ul></ul></ul><ul><ul><ul><li>Comp Plan designated major transportation corridor </li></ul></ul></ul>
  15. 15. 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
  16. 16. Permitted Building Functions <ul><li>Allows for the mix of residential and non-residential functions </li></ul><ul><li>Includes functions currently allowed in current zoning districts </li></ul><ul><ul><li>Single-Family Residential (SFR) </li></ul></ul><ul><ul><li>Light Commercial </li></ul></ul><ul><li>Provides process to acquire Special Use Permit for future functions </li></ul><ul><li>Existing buildings can change function </li></ul><ul><li>More than one building function per lot </li></ul>
  17. 17. Protections for Existing Residential <ul><li>New building functions adjacent to existing residential units shall be required to provide a buffer of 25’ </li></ul><ul><li>The buffer dissolves if the previously existing residential is removed or redeveloped </li></ul><ul><li>BEGIN WORKSHEET </li></ul>
  18. 18. HMU OPTIONS <ul><li>Standard, Option 1, Option 2 </li></ul>
  19. 19. District Elements <ul><li>ID Zone Location </li></ul><ul><li>Minimum Depth </li></ul><ul><li>Lot Size </li></ul><ul><li>Building Setback </li></ul><ul><li>Parking </li></ul><ul><li>Building Height </li></ul><ul><li>Signage </li></ul><ul><li>Internal Buffers </li></ul><ul><li>Landscaping </li></ul>
  20. 20. ID ZONE LOCATION <ul><li>Standard: </li></ul><ul><li>ID 4, 5 </li></ul><ul><li>Option 1: </li></ul><ul><li>ID 4, 5, SD </li></ul><ul><li>Option 2: </li></ul><ul><li>ID 3, 4, 5, SD </li></ul>3 3 4 SD 5
  21. 21. Minimum Depth <ul><li>Distance from the road ROW to the rear side boundary of HMU </li></ul><ul><li>Standard: Shall be the rear property line of all parcels adjacent to road ROW </li></ul><ul><li>Option 1: The nearest rear property line at or beyond 300’ from road ROW but not more than 600’ </li></ul><ul><li>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 </li></ul>
  22. 22. Minimum Depth
  23. 23. Minimum Lot Size <ul><li>Standard: 1 acre </li></ul><ul><li>Option 1: same as Standard </li></ul><ul><li>Option 2: ½ acre or 21,780 sf </li></ul>
  24. 24. Building Setback <ul><li>Minimum building setback from property line. </li></ul><ul><li>Standard: </li></ul><ul><li>25’ from front property line; 10’ from each side property line; 10’ from rear property line in all ID Zones </li></ul><ul><li>Option 1: </li></ul><ul><ul><li>ID 4 – 10’ perimeter setback </li></ul></ul><ul><ul><li>ID 5 – 10’ perimeter setback </li></ul></ul><ul><ul><li>SD – 10’ perimeter setback </li></ul></ul>
  25. 25. Building Setback <ul><li>Option 2 </li></ul><ul><ul><li>ID 3 – 15’ perimeter setback </li></ul></ul><ul><ul><li>ID 4 – 10’ perimeter setback </li></ul></ul><ul><ul><li>ID 5 – 10’ frontage setback, 0’ side/rear setback </li></ul></ul><ul><ul><li>SD – 10’ frontage setback, 0’ side/rear setback </li></ul></ul>
  26. 26.
  27. 27.
  28. 28.
  29. 29. Minimum Parking <ul><li>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 </li></ul><ul><li>Option 1: Standard + on-site visitor space per every four residential units </li></ul>
  30. 30. Minimum Parking <ul><li>Option 2 </li></ul><ul><ul><li>Option 1 + no new parking areas between buildings and road ROW for new buildings within 300’ of main HMU roadway </li></ul></ul><ul><ul><li>All new parking must be at side or rear of buildings </li></ul></ul><ul><ul><li>New buildings located more than 300’ from main HMU road do not have above restrictions </li></ul></ul><ul><ul><li>Shared parking calculation allowed </li></ul></ul>
  31. 31. Building Heights
  32. 32.
  33. 33.
  34. 34. Signage <ul><li>Standard: Current signage ordinance </li></ul><ul><li>Option 1: No free standing pole signs allowed; free standing monument signs are allowed </li></ul><ul><li>Option 2: Option 1 + no free standing monument signs allowed; only building and canopy signs allowed </li></ul>
  35. 35. Internal Buffers <ul><li>Standard: None </li></ul><ul><li>Option 1: </li></ul><ul><li>ID 4 – 20’ Internal buffer between buildings </li></ul><ul><li>ID 5 and SD – 0’ Internal buffer between buildings </li></ul><ul><li>Option 2: </li></ul><ul><li>ID 3 – 30’ Internal buffer between buildings </li></ul><ul><li>ID 4 – 20’ Internal buffer between buildings </li></ul><ul><li>ID 5 and SD – 0’ Internal buffer between buildings </li></ul>
  36. 36.
  37. 37. Buffer Landscaping <ul><li>Standard: None </li></ul><ul><li>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. </li></ul><ul><li>Option 2: Same as Option 1 </li></ul>
  38. 38. QUESTIONS? <ul><li>Thank you for your time! </li></ul>

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