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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