Highway Mixed Use Options for the City of Manvel

1. Options for Manvel Highway Mixed-Use District Requirements Baseline Standards These standards are the recommended minimum district requirements regarding both district creation and district management. Highway Mixed Use baseline requirements: The following elements shall be included as a minimum in the Standards and both option 1 and 2. The allowable land uses within the highway mixed use district shall be the same as those found in the Single-Family Residential, Light Commercial and Special Use District Zones. The minimum acreage required for designation and placement of a highway mixed-use district shall be sixty (60) acres. A highway mixed use zone shall be located on both sides of a thoroughfare or designated roadway. All pre-existing residential functions prior to the adoption of this ordinance shall require a twenty-five (25) foot buffer for all new residential and non-residential functions. In the event the property is sold and redeveloped this buffer shall dissolve and the aforementioned setback requirements shall be utilized for the development of the site. Optional Requirements These additional option groups will provide requirements that will somewhat or more likely achieve the Vision of the City of Manvel as expressed in the City of Manvel Comprehensive Plan. STANDARD OPTION ST.1Minimum HMU district area: The minimum area for a newly created HMU district shall be sixty (60) acres. This minimum area is in agreement with the smallest size allowed for a Medium Size PUD and will help prevent a “checkerboard” of multiple HMU districts in Manvel. ST.2HMU district location: Any new HMU district shall be located along both sides of an existing, or in development with a proposed, Texas Department of Transportation (TxDOT) designated state highway or farm-to-market road. Requiring a HMU to be located on both sides of a road will provide continuity and protection for the type of district proposed. Providing limits for the type of roadway that can include a HMU will limit the intrusion into existing low-density residential neighborhoods and preserve the uniqueness expected in this type of district. ST.3Conformance with the City of Manvel Comprehensive Plan: Any new HMU district shall not be located in those areas designated as ID #1 or ID #2 and shall be located only in those areas designated as ID (Intensity of Development) zone #4, or #5 in the City of Manvel Comprehensive Plan. As minimal development is allowed in ID zones #1 and #2, the location of a HMU district in these zones would not be in compliance with the adopted City of Manvel Comprehensive Plan. ST.4Minimum depth (distance from the roadway right-of-way to the rear side of the district): The minimum depth of a HMU shall be the rear property line (the most distant from the road right-of-way line) of all parcels adjacent to the roadway right-of-way. ST.5Permitted building functions: Permitted building functions within the HMU district shall include those residential uses allowed in the City of Manvel Single Family Residential District and those non-residential uses allowed in the City of Manvel Light Commercial District. More than one building function, including residential and non-residential building functions, will be allowed on the same property within a single lot. Home occupations and/or live-work conditions will be allowed within a residential building function as long as more than seventy-five (75) percent of the building floor area is a residential building function and not more than one (1) non-family person is employed on-site. The main purpose for creating this new district type is to allow the mixture of residential and non-residential building functions on the same property along some types of roadways when appropriate protections are provided for the residential use. ST.6Minimum lot size: The minimum lot size allowed for new development or re-development approval within a HMU is one (1) acre. This minimum lot area will allow the appropriate buffers required for existing residential building functions when non-residential building functions are requested for the same lot. Additionally, this minimum lot size will encourage land assemblage and reduce the possibility of multiple small-lot re-development. ST.7Minimum building setback: All new development or re-development of building functions shall be setback a minimum of twenty-five (25) feet from the front property line, ten (10) feet from each side property line, and ten (10) feet from the rear property line. This requirement is slightly different from the existing Single Family Residential district and the Light Commercial district but in line with the expectation of the mixture of building functions to provide minimum protection to residential building functions. ST.8Parking: A minimum of two (2) on-site parking places shall be provided for each residential building function unit per lot. A minimum of one (1) on-site parking space shall be provided for each two-hundred and fifty (250) square feet of non-residential building function with a minimum of one (1) on-site parking space provided, regardless of the minimum amount of new or re-developed non-residential building function per lot. This requirement provides protection for residential building functions and provides for additional parking for new or re-developed non-residential building functions. ST.9Building height: The allowable building height for all building functions allowed in the HMU district shall be: ID-4: maximum 3 stories for all residential building functions and a maximum 4 stories for all non-residential building functions. ID-5: maximum 3 stories for residential, and a maximum 4 stories for non-residential (see definition of “story” in the PUD district/PUD Manual requirements). ST.10Signage: No recommended change for signage in this minimum standard option. OPTION ONE This option will provide requirements in addition to the baseline Standards above to be closer to conformance with the Vision of the Manvel Comprehensive Plan. O1.1Minimum HMU district area: Same as ST.1 above O1.2HMU district location: ST.2 above plus the allowance for a HMU district along a designated major transportation corridor per the Comprehensive Plan. This additional provision would allow for future possibilities that would include currently unknown but likely locations for a HMU as the City of Manvel develops further. This would not be a requirement that would dictate that City Council must allow this additional location but would provide for the allowance if appropriate safeguards were put in place. O1.3Conformance with the City of Manvel Comprehensive Plan: Any new HMU district shall be located only in those areas designated as ID (Intensity of Development) zone #4, #5 and Special District and shall not be located in those areas designated as ID #1 or ID #2 or ID#3 in the City of Manvel Comprehensive Plan. O1.4Minimum depth (distance from the roadway right-of-way to the rear side of the district): In place of ST.4 above, the minimum distance from the roadway right-of-way to the rear boundary line of the HMU district shall be the nearest property line at or beyond three-hundred (300) feet from the roadway right-of-way but in no case more than six-hundred (600) feet from the roadway right-of-way line. This additional requirement will allow larger HMU districts and more flexibility for development. However, there will be some locations that will not have direct frontage or access to the main roadway within the HMU district. O1.5Permitted building functions: In addition to those permitted building functions indicated in ST.5 above, building functions not listed in the two referenced districts may be approved with a Special Use Permit approval process. This process will include any specific requirement(s) deemed necessary by City Council to provide necessary protection to the single family uses within the HMU district. This addition will allow for the management of building functions not currently envisioned within the HMU district but could be appropriate. O1.6Minimum lot size: Same as ST.6 above. O1.7 Minimum building setback: In place of ST.7 above, all functions located in ID Zone 4 shall have a ten (10) foot perimeter setback from the property line. All functions located in ID Zone 5 and SD shall have a ten (10) foot perimeter setback. This replacement requirement takes into account the desired feel for each ID Zone and creates a density transition along the corridors. O1.8Parking: In addition to ST.8 above, an on-site visitor parking space shall be provided for every four (4) residential building function units. This additional requirement will help reduce on-site parking needs for larger residential developments and help prevent the need for additional on-street parking. O1.9Building height: The allowable building height for all building functions allowed in the HMU district shall be: ID-4: same as ST.9 above. ID-5: maximum 3 stories for residential, maximum 4 stories for non-residential – AND –5 stories for vertical mixed-use that include residential above one level of non-residential. ID-SD: maximum 3 stories for residential, maximum 4 stories for non-residential – AND –5 stories for vertical mixed-use that include residential above one level of non-residential. (see definition of “story” in the PUD district/PUD Manual requirements). O1.10Signage: All existing requirements in the City of Manvel Signage Ordinance shall apply except that no free-standing pole signs will be allowed. Free-standing monument signs are allowed. O1.11Internal Buffers: As a requirement, in addition to the minimum standards above, in addition to building setbacks, building functions shall have an open space area as a sound/visual buffer between residential building functions and between non-residential building functions related to adjacent residential building functions. Buffer requirements shall be measured, when on the same lot, between buildings, where the majority building function, either residential or non-residential, shall determine the overall building function category. Buffer requirements for buildings on adjacent lots shall be measured depending on the lesser of either an existing building closer to the property line than current building setbacks would require or no existing building that would dictate using the current building setback as the minimum. Internal buffering requirements are as follows: ID Zone 3 - forty (40) foot minimum internal buffer between separate buildings. ID Zone 4 - twenty (20) foot minimum internal buffer between separate buildings. ID Zone 5 – either zero (0) or minimum twenty foot internal buffer between separate buildings. ID Zone SD - either zero (0) or minimum twenty foot internal buffer between separate buildings. O1.12 Landscaping required within buffers: All buffers located on-site along the project perimeter shall have a minimum of one (1) evergreen tree, minimum two and one half (2.5) inch caliper, minimum eight (8) feet high, planted within the buffer with a maximum spacing of twenty-five (25) feet. Additionally, evergreen shrubs capable of a mature height of at least eight (8) feet, planted between trees at a maximum of three (3) feet on-center, are required in on-site perimeter buffers. Option Two This option will provide for even more requirements in addition to the baseline, Standard, and Option 1 above to be in greater conformance with the Vision of the Manvel Comprehensive Plan. O2.1Minimum HMU district area: Same as ST.1 and O1.1 above O2.2HMU district locations: Same as O1.2 above with the addition that all HMU districts shall be between existing public rights-of-way that intersect the main roadway of the HMU district. This provision will allow the connection of a roadway roughly parallel to the main roadway and will encourage alternate access points for the HMU district. See Minimum depth O2.4 below. O2.3Conformance with the City of Manvel Comprehensive Plan: Any new HMU district shall be located only in those areas designated as ID (Intensity of Development) zone #4, #5, or SD and shall not be located in those areas designated as ID #1, ID #2, or ID #3 in the City of Manvel Comprehensive Plan. This reduction in the allowance of locations for HMUs will provide greater protection for ID#3 which is a mostly residential intensity of development. However, this would not allow most of the area north of the current City Hall on FM 1128 to be used as a HMU district. Additionally, this would allow existing SD ID zones to be included as a possible location for HMU development. O2.4Minimum depth (distance from the roadway right-of-way to the rear side of the district): In place of ST.4 and O1.4 above, the minimum distance from the roadway right-of-way to the rear boundary line of the HMU district shall be the nearest property line at or beyond six-hundred (600) feet from the roadway right-of-way but in no case more than one-thousand (1,000) feet from the roadway right-of-way line. All new development or re-development of property within a HMU must provide for a public road right-of-way dedication, as a part of the new development or re-development, between four-hundred (400) and seven-hundred (700) feet from the main HMU roadway that roughly parallels the main HMU roadway. This greater depth allowance for a HMU will necessitate the need for additional road access along the main HMU road. It should be understood that connections between parcels may take some time but this provision reserves the ability for the ultimate connection to be required. O2.5Permitted building functions: Same as O1.5. above. O2.6Minimum lot size: In place of ST.6 above, the minimum lot size shall be one-half (1/2) acre or twenty-one thousand, seven-hundred and eighty (21,780) square feet. This smaller minimum lot size will encourage smaller existing parcels to redevelop as a HMU project in a more-timely manner. O2.7 Minimum building setback: In place of ST.7 and O1.7 above, all functions located in ID Zone 3 shall have a fifteen (15) foot perimeter setback from the property line. All functions located in ID Zone 4 shall have a ten (10) foot perimeter setback from the property line. Functions located in ID Zone 5 and SD shall have a ten (10) foot perimeter setback along all street frontages and a zero (0) foot setback from all other property lines. This replacement requirement takes into account the desired feel for each ID Zone and at the same time, provides for a moderate increase of intensity in ID Zone 3 which is the predominant residential transition zone to the more traditional mixed-use intensity of ID Zone 4 and 5. Requiring new non-residential buildings to be ten (10) feet from the front property line will encourage the image portrayed in the Vision of Manvel. See also O2.8. Parking, below. O2.8Parking: In addition to O1.8 above, no new parking areas will be allowed between buildings and the roadway right-of way for new buildings within three-hundred (300) feet of the roadway right-of-way (the main HMU roadway). All new parking areas must be placed on the side or rear of new buildings in this area. New buildings located more than three-hundred (300) feet from the main HMU roadway right-of-way shall not have this restriction. In the case of a single, coordinated development, the reduction of the total parking requirement for the development is allowed per the Shared Parking Table X. This will allow maximum large-site flexibility and maintain the possibility of pedestrian oriented access along the HMU roadway. O2.9Building height: The allowable building height for all building functions allowed in the HMU district shall be: ID-3: minimum 2 and a maximum of 3 stories for residential functions and a minimum of 2 stories for non-residential building functions with a maximum of 4 stories. ID-4: minimum 2 and a maximum of 3 stories for residential functions and a minimum of 2 with a maximum of 4 stories for non-residential building functions – AND – maximum 4 stories for vertical mixed use that includes residential above one level of non-residential. ID-5: minimum 3 stories for residential building functions, a maximum of 5 stories for non-residential building – AND – 5 stories for vertical mixed-use that includes residential above one level of non-residential. . SD: same as Option 2 ID-5 requirements. (see definition of “story” in the PUD district/PUD Manual requirements). O2.10Signage: In addition to O1.10 above, free-standing monument signs will not be allowed. Only building and canopy signs will be allowed. The reduced amount of free-standing signage is a strong part of the small-town/rural image indicated in the Vision of Manvel. O2.11Buffers: In place of O1.11 above, no buffers or setbacks are required for all new buildings directly fronting on the HMU main roadway if the new buildings are common-wall construction. All other internal buffering requirements are as follows: ID Zone 3 - thirty (30) foot internal buffer between separate buildings. ID Zone 4 - twenty (20) foot internal buffer between separate buildings ID Zone 5 - either zero (0) or minimum twenty foot internal buffer between separate buildings ID Zone SD - either zero (0) or minimum twenty foot internal buffer between separate buildings This replacement requirement recognizes that there are very few, if any, instances of existing single-family homes in the designated ID zones #4, #5, and SD and that there is otherwise no need for buffers. O2.12Landscaping required within buffers: Same as O2.12 above.