State Highway 6 Corridor Overlay August 3, 2009
Purpose of Workshop <ul><li>Review the need/benefit of an Overlay District </li></ul><ul><li>Review Work Authorization and...
The Need <ul><ul><li>To manage certain visual elements  </li></ul></ul><ul><ul><li>To improve circulation and access manag...
Benefits of a SH 6 Corridor Overlay <ul><li>Works with existing zoning districts </li></ul><ul><li>Provides visual continu...
Scope of Work <ul><li>Work Authorization # 3: Prepare SH 6 Corridor Overlay Plan  </li></ul><ul><li>Research existing cond...
Work to Date <ul><li>Review of current Manvel zoning ordinances, comprehensive and thoroughfare plans </li></ul><ul><li>Re...
VISUAL PREFERENCE SURVEY RESULTS
Visual Preference Survey Elements <ul><li>Building Placement </li></ul><ul><li>Sidewalk Placement </li></ul><ul><li>Parkin...
Visual Preference Survey Results ELEMENT RESULTS - UNDERLINED ELEMENTS REPRESENT MOST FEASIBLE ISSUES - A B Screening: Veh...
MDP OPTIONS FOR CONSIDERATION
Compliance <ul><li>Existing non-confirming buildings remain with no expansion or addition </li></ul><ul><li>New developmen...
SH 6 CORRIDOR  OVERLAY OPTIONS <ul><li>Please Start Worksheet Now </li></ul>
District Location <ul><li>Option 1 </li></ul><ul><li>350’ deep from SH-6 </li></ul><ul><li>Option 2 </li></ul><ul><li>700’...
Building Materials  (Facing or Visible from SH 6) <ul><li>Option 1 Prohibited Material </li></ul><ul><li>Metal sheet sidin...
Dumpster/Mechanical Screening <ul><li>Option 1 </li></ul><ul><li>Trash dumpsters and recycle bins must not be visible from...
Circulation and Access <ul><li>More development without increased access will lead to traffic congestion (FM 518) </li></u...
FM 518 in Pearland
I-10 @ Beltway 8 College National Retailer National Retailer National Retailer
SH-6 in Sugarland
Circulation and Access (350’ District) <ul><li>Option 1 </li></ul><ul><li>New development must provide: </li></ul><ul><ul>...
Example 350’ District  SH 6
Circulation and Access (700’ District) <ul><li>Option 1 </li></ul><ul><li>New development must provide </li></ul><ul><ul><...
Subsequent Development (350’ option)
THANK YOU!  <ul><li>Please turn in worksheets. </li></ul>
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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.

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  • State Highway 6 Corridor Overlay Presentation 20090803

    1. 1. State Highway 6 Corridor Overlay August 3, 2009
    2. 2. Purpose of Workshop <ul><li>Review the need/benefit of an Overlay District </li></ul><ul><li>Review Work Authorization and Task </li></ul><ul><li>Review results from Visual Preference Survey </li></ul><ul><li>Discuss MDP recommendations </li></ul><ul><li>Provide direction to consultant </li></ul>
    3. 3. The Need <ul><ul><li>To manage certain visual elements </li></ul></ul><ul><ul><li>To improve circulation and access management along SH 6 corridor </li></ul></ul><ul><ul><li>To provide continuity of aesthetic elements of future development or redevelopment </li></ul></ul>
    4. 4. Benefits of a SH 6 Corridor Overlay <ul><li>Works with existing zoning districts </li></ul><ul><li>Provides visual continuity </li></ul><ul><li>Manages certain aesthetic elements </li></ul><ul><li>Allows improvement of circulation and access </li></ul>
    5. 5. Scope of Work <ul><li>Work Authorization # 3: Prepare SH 6 Corridor Overlay Plan </li></ul><ul><li>Research existing conditions along SH 6 </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 2 City Council public hearings; prepare and present overview of draft ordinance if requested </li></ul>
    6. 6. Work to Date <ul><li>Review of current Manvel zoning ordinances, comprehensive and thoroughfare plans </li></ul><ul><li>Review other state and local corridor overlay ordinances </li></ul><ul><li>Held Open House and Visual Preference Survey </li></ul><ul><li>Prepared synopsis of Visual Preference Survey </li></ul><ul><li>Prepared written options for consideration </li></ul>
    7. 7. VISUAL PREFERENCE SURVEY RESULTS
    8. 8. Visual Preference Survey Elements <ul><li>Building Placement </li></ul><ul><li>Sidewalk Placement </li></ul><ul><li>Parking Lot Design </li></ul><ul><li>Street Design </li></ul><ul><li>Access and Signage </li></ul><ul><li>Building Orientation </li></ul><ul><li>Building Materials </li></ul><ul><li>Building Color Palette </li></ul><ul><li>Vehicular Screening </li></ul><ul><li>Non-Building Screening </li></ul><ul><li>Parks and Plazas </li></ul>
    9. 9. 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
    10. 10. MDP OPTIONS FOR CONSIDERATION
    11. 11. Compliance <ul><li>Existing non-confirming buildings remain with no expansion or addition </li></ul><ul><li>New development or redevelopment (removal or expansion/addition) requires compliance with new Overlay regulations </li></ul>
    12. 12. SH 6 CORRIDOR OVERLAY OPTIONS <ul><li>Please Start Worksheet Now </li></ul>
    13. 13. District Location <ul><li>Option 1 </li></ul><ul><li>350’ deep from SH-6 </li></ul><ul><li>Option 2 </li></ul><ul><li>700’ deep from SH-6 </li></ul>End limit at East and West city limit crossing of SH 6 350’ Extent 700’ Extent City Limits 350’ 700’ 700’ 350’
    14. 14. Building Materials (Facing or Visible from SH 6) <ul><li>Option 1 Prohibited Material </li></ul><ul><li>Metal sheet siding </li></ul><ul><li>Smooth concrete block </li></ul><ul><li>Exterior Insulation and Finish Systems (EIFS) </li></ul><ul><li>Plywood / Offset Strand Board(OSB) </li></ul><ul><li>Option 2 Required Materials </li></ul><ul><li>All building materials must use minimum 90% masonry materials on all walls visible from SH 6 </li></ul><ul><li>Stone </li></ul><ul><li>Brick </li></ul><ul><li>Concrete </li></ul><ul><li>Hollow clay tile </li></ul><ul><li>Decorative concrete block or tile </li></ul><ul><li>Glass block </li></ul><ul><li>True stucco </li></ul><ul><li>Other materials laid unit by unit and set in mortar </li></ul>
    15. 15. Dumpster/Mechanical Screening <ul><li>Option 1 </li></ul><ul><li>Trash dumpsters and recycle bins must not be visible from SH 6 -OR- must be screened on all sides </li></ul><ul><li>Screening material at least as high as top of receptacle </li></ul><ul><li>Option 2 </li></ul><ul><li>Mechanical rooftop elements must not be visible from SH 6, </li></ul><ul><li>or </li></ul><ul><li>B. New overhead power located at the rear of the development </li></ul>
    16. 16. Circulation and Access <ul><li>More development without increased access will lead to traffic congestion (FM 518) </li></ul><ul><li>Historic standard – 350’ block spacing network </li></ul>
    17. 17.
    18. 18.
    19. 19. FM 518 in Pearland
    20. 20. I-10 @ Beltway 8 College National Retailer National Retailer National Retailer
    21. 21. SH-6 in Sugarland
    22. 22. Circulation and Access (350’ District) <ul><li>Option 1 </li></ul><ul><li>New development must provide: </li></ul><ul><ul><li>One continuous access way parallel to SH-6 spanning from one side of the property to the other. </li></ul></ul><ul><ul><li>One continuous access way perpendicular to SH-6 from the front of the property to the back. </li></ul></ul><ul><li>Option 2 </li></ul><ul><li>In addition to Option 1 </li></ul><ul><ul><li>Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet. </li></ul></ul><ul><ul><li>Parallel accessways must be located between 300-350 feet from SH-6. </li></ul></ul>
    23. 23. Example 350’ District SH 6
    24. 24. Circulation and Access (700’ District) <ul><li>Option 1 </li></ul><ul><li>New development must provide </li></ul><ul><ul><li>One continuous access way parallel to SH-6 </li></ul></ul><ul><ul><li>One access way perpendicular to SH-6 from front to back of property. </li></ul></ul><ul><li>Option 2 </li></ul><ul><li>In addition to Option 1 </li></ul><ul><ul><li>Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet. </li></ul></ul><ul><ul><li>Parallel accessways must be located between 400-700 feet from SH-6. </li></ul></ul>
    25. 25. Subsequent Development (350’ option)
    26. 26. THANK YOU! <ul><li>Please turn in worksheets. </li></ul>

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