Highway Mixed Use District

July 27, 2009

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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

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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

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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

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Scope of Work

1. Research and evaluate industry-wide standards for mixed-use districts for consistency with Comprehensive Plan goals

2. Prepare materials for this workshop3. Prepare a draft ordinance and coordinate

with City attorney 4. Attend the PD&Z public hearing and two City

Council public hearings; prepare and present overview of draft ordinance if requested

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WORK TO DATE

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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

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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

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MARSH DARCY RECOMMENDATIONS

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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

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HMU BASELINE REQUIREMENTS

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Baseline Requirements

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

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District Area

City Hall

• Minimum area for HMU is 60 acres

• Same size as the smallest medium PUD

• Prevents “checkerboard” of tiny HMU Districts

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District LocationAlong both sides of a:• TXDOT designated highway

or farm to market road• Comp Plan designated

major transportation corridor

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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

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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

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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

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HMU OPTIONSStandard, Option 1, Option 2

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District Elements

• ID Zone Location• Minimum Depth• Lot Size• Building Setback• Parking

• Building Height• Signage• Internal Buffers• Landscaping

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ID ZONE LOCATIONStandard:ID 4, 5

Option 1:ID 4, 5, SD

Option 2:ID 3, 4, 5, SD

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SD

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2020

Minimum DepthDistance 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

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Minimum Depth

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Minimum Lot Size

Standard: 1 acreOption 1: same as StandardOption 2: ½ acre or 21,780 sf

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Building SetbackMinimum 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• ID 5 – 10’ perimeter setback• SD – 10’ perimeter setback

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Building Setback

Option 2• ID 3 – 15’ perimeter setback• ID 4 – 10’ perimeter setback• ID 5 – 10’ frontage setback, 0’ side/rear setback• SD – 10’ frontage setback, 0’ side/rear setback

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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

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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

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Building Heights

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Signage

Standard: Current signage ordinance Option 1: No free standing pole signs allowed; free

standing monument signs are allowedOption 2: Option 1 + no free standing monument signs

allowed; only building and canopy signs allowed

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Internal Buffers

Standard: NoneOption 1:• ID 4 – 20’ Internal buffer between buildings• ID 5 and SD – 0’ Internal buffer between buildings

Option 2:• ID 3 – 30’ Internal buffer between buildings• ID 4 – 20’ Internal buffer between buildings• ID 5 and SD – 0’ Internal buffer between buildings

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Buffer LandscapingStandard: NoneOption 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

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QUESTIONS?Thank you for your time!

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