CITY OF MANVEL, TEXAS<br />Proposed State Highway 6 Corridor Overlay District<br />Purpose/Need:<br />1.Provide criteria for management of critical visual elements.<br />As building along SH-6 within Manvel has occurred, concern has been raised about the past use of temporary exterior building materials, the lack of screening of offensive accessory uses such as metal trash enclosures, and the increased visual clutter that can be expected with the allowance of overhead wires and poles along the street frontage of SH-6.<br />2.Provide a framework for alternate vehicular access and circulation along SH-6. <br />Concern has been expressed repeatedly that the citizens of Manvel do not want SH-6 to suffer the same traffic congestion as FM 518. Traffic on FM 518 is caused by the lack of alternative vehicular routes in the area near FM 518. The solution to the existing condition on FM 518 and the potential condition along SH-6 in Manvel is the same: alternate access must be provided. This begins with the establishment of a network of private driveway systems that can be connected as development occurs. The existence of such a system will support future public street connections with SH-6 as required by the Manvel Subdivision Ordinance minimum block length standard.<br />While it may seem that an access and circulation requirement does not affect the visual character of SH-6, a maximum driveway spacing requirement will establish the location for spaces between future buildings and will establish an open space pattern.<br />Proposed Action Alternatives:<br />1.District Location<br />A.The district shall extend along SH-6 from the Eastern City Limit to the Western City Limit<br />B.Depth of district from SH-6. <br />Option 1:350 feet deep from SH-6<br />Option 2:700 feet deep from SH-6<br />Commentary:<br />Per state law a zoning ordinance is only effective within the city limit. It is recommended that the SH-6 Corridor Overlay be located between the east and west city limit crossing of SH-6, the maximum possible within the City. This will allow a coordinated management of the SH-6 corridor within the City of Manvel.<br />One purpose of the overlay is to manage critical visual elements along SH-6. The visual distance from SH-6 at a minimum would encompass the first 350 feet, and at a maximum would encompass 700 feet.<br />Option 1:350 feet is about the length of a football field. This distance coincides with the block length of the old Manvel Townsite, a familiar historical location. Also, the historical depth of development in the Houston area is 300 feet, allowing all types of retail development. In this option, a tract deeper than 350’ would have its base zoning requirements over the entire tract and the overlay requirements would impact only the first 350’.<br />Option 2:A 700 foot distance from SH-6 will provide a higher level of visual management for areas that may be beyond 350 feet. This provides two advantages. First, a 700’ district would better manage the impact of multi-story development, which is visible over a much larger distance. Second, a 700’ district would distribute access management requirements over a larger area, making them more effective.<br /> In this option, a tract deeper than 700’ would have its base zoning requirements over the entire tract and the overlay requirements would impact only the first 700’.<br />2.Building Materials<br />Option 1:The following building materials shall be prohibited within the SH-6 Corridor:<br /><ul><li>Metal sheet siding
Plywood / Offset Strand Board(OSB)</li></ul>Option 2:All building materials must use minimum 90% masonry materials on all walls visible from SH-6. Examples of acceptable masonry materials include:<br /><ul><li>Stone
Other materials laid unit by unit and set in mortar</li></ul>Commentary<br />Building materials have been consistently the most-expressed concern relating to the visual appearance of SH-6.<br />Option 1:One way to minimize the amount of restrictions is to prohibit only those items you don’t want and allow all others. The list of building materials proposed for prohibition are, historically, those materials that do not have a long life and require more long-term maintenance than most other usual exterior building materials. However, there is a high probability that some material will be invented or considered that is not on this list and will require changes to the list as time goes on.<br />Option 2:This optional direction for building material management insures that desired exterior wall materials will be used on future new development and re-development of existing developed parcels. This approach is more restrictive as there is no other option than those materials specifically listed. However, it is highly probable that little future change will be required to this list.<br />3.Dumpster/Mechanical Screening<br />Option 1:Trash dumpsters and recycle bins must not be visible from SH-6 -OR- must be screened on all sides. Screening material must be at least as high as the top of the receptacle. <br />Option 2:<br />a.Mechanical rooftop elements must not be visible from SH-6<br />b.New overhead power must be located at the rear of the development.<br />Commentary<br />Few elements can degrade a higher quality street-scene image more than the existence of litter around a trash container or multiple pieces of mechanical equipment on the top of a roof visible from the street. The management of this element attempts to minimize these possibilities. <br />Option 1:The best condition would be to have all trash enclosures and recycle containers located behind buildings and not visible from SH-6. However, sometimes this is not possible. For trash receptacles that cannot be placed behind a building, providing a permanent screened enclosure mitigates the visual impact. This screen enclosure should be as high as the top of the trash receptacle and should have solid material gates.<br />Option 2a:This option is fairly self-explanatory. Mechanical rooftop equipment (air handling, etc.) for a building must be located where it is not visible from SH-6. If this is not possible then the walls of the building must be extended above the roof line to provide a visual screen, or the equipment must be individually screened with a cover or solid material wall.<br />Option 2b:It is very difficult to control visual vertical clutter along a roadway if overhead power lines are already located along the property frontage. Fortunately, not all of the SH-6 frontage within Manvel has existing overhead power lines. It is recommended that consideration be given to locating future overhead power at the rear of any new development whenever physically possible.<br />4.Vehicular Access and Circulation<br />Option 1: New development must provide minimum 25’ wide, permanent paved accessways<br /><ul><li>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. </li></ul>Option 2a (350’ District):<br />In addition to Option 1,<br /><ul><li>Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.
Parallel accessways must be located between 300 and 350 feet from SH-6.</li></ul>Option 2b (700’ District):<br />In addition to Option 1,<br /><ul><li>Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.
Parallel accessways must be located between 400 and 700 feet from SH-6.</li></ul>Commentary<br />Increasing development without increasing access guarantees traffic congestion. While there is little concern for traffic problems on SH-6 today, it is critical to institute a framework that will provide future access and circulation options in order to avoid or reduce traffic problems in the future.<br />The FM 518 area serves as an example of development lacking in access and circulation, which results in both local and through traffic using FM 518 as the only travel route. As a result, left-turn movements and traffic signalization to accommodate both traffic types has resulted in a compromise of level of service and peak-hour gridlock.<br />Option 1:As development progresses and parcels are combined, multiple access points and cross circulation will be available. This will facilitate areas behind SH-6 frontage parcels being able to circulate to SH-6 and will provide future connectivity to public backage roads as they are built.<br />Option 2:This option adds a maximum spacing requirement between access points for larger parcels that will provide the needed mobility framework within all parcels of new development along SH-6.<br /> Option 2a specifically locates, with some flexibility, the side-property-line to side-property-line access connector within an overlay district with a depth of 350 feet. This will reduce the amount of circuitous travel necessary to go between sites without accessing SH-6.<br /> Option 2b specifically locates, with slightly more flexibility, the side-property-line to side-property-line access connector within an overlay district with a depth of 700 feet. This additional criteria will reduce the amount of circuitous travel necessary to go between sites without accessing SH-6.<br />