State Highway 6 Corridor Overlay

August 3, 2009

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Purpose of Workshop

• Review the need/benefit of an Overlay District• Review Work Authorization and Task• Review results from Visual Preference Survey• Discuss MDP recommendations• Provide direction to consultant

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The Need• To manage certain visual elements • To improve circulation and access management along

SH 6 corridor• To provide continuity of aesthetic elements of future

development or redevelopment

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Benefits of a SH 6 Corridor Overlay

• Works with existing zoning districts• Provides visual continuity• Manages certain aesthetic elements• Allows improvement of circulation and access

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Scope of Work• Work Authorization # 3: Prepare SH 6 Corridor

Overlay Plan • Research existing conditions along SH 6• Prepare materials for this workshop• Prepare a draft ordinance and coordinate with

City attorney • Attend the PD&Z public hearing and 2 City

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

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Work to Date

1. Review of current Manvel zoning ordinances, comprehensive and thoroughfare plans

2. Review other state and local corridor overlay ordinances

3. Held Open House and Visual Preference Survey 4. Prepared synopsis of Visual Preference Survey5. Prepared written options for consideration

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VISUAL PREFERENCE SURVEY RESULTS

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Visual Preference Survey Elements

• Building Placement• Sidewalk Placement• Parking Lot Design• Street Design• Access and Signage• Building Orientation

• Building Materials• Building Color Palette• Vehicular Screening• Non-Building Screening• Parks and Plazas

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Visual Preference Survey Results

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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

MDP OPTIONS FOR CONSIDERATION

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Compliance

• Existing non-confirming buildings remain with no expansion or addition

• New development or redevelopment (removal or expansion/addition) requires compliance with new Overlay regulations

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SH 6 CORRIDOR OVERLAY OPTIONSPlease Start Worksheet Now

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District LocationOption 1• 350’ deep from SH-6

Option 2• 700’ deep from SH-6

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End limit at East and West city limit crossing of SH 6

350’ Extent700’ ExtentCity Limits

350’

700’

700’

350’

Building Materials (Facing or Visible from SH 6)

Option 1 Prohibited Material• Metal sheet siding• Smooth concrete block• Exterior Insulation and Finish

Systems (EIFS)• Plywood / Offset Strand

Board(OSB)

Option 2 Required MaterialsAll building materials must use minimum 90% masonry materials on all walls visible from SH 6•Stone•Brick•Concrete•Hollow clay tile•Decorative concrete block or tile•Glass block•True stucco•Other materials laid unit by unit and set in mortar

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Dumpster/Mechanical Screening

Option 1• Trash dumpsters and recycle

bins must not be visible from SH 6 -OR- must be screened on all sides

• Screening material at least as high as top of receptacle

Option 2A. Mechanical rooftop

elements must not be visible from SH 6,

orB. New overhead power

located at the rear of the development

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Circulation and Access

• More development without increased access will lead to traffic congestion (FM 518)

• Historic standard – 350’ block spacing network

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FM 518 in Pearland

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I-10 @ Beltway 8

College

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Retailer

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SH-6 in Sugarland

212121

Circulation and Access (350’ District)

Option 1• New development must

provide:– 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.

Option 2• In addition to Option 1

– Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.

– Parallel accessways must be located between 300-350 feet from SH-6.

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Example 350’ District

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SH 6

Circulation and Access (700’ District)

Option 1• New development must

provide– One continuous access way

parallel to SH-6– One access way

perpendicular to SH-6 from front to back of property.

Option 2• In addition to Option 1

– Parcels wider than 300 feet must provide one perpendicular accessway every 300 feet.

– Parallel accessways must be located between 400-700 feet from SH-6.

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Subsequent Development (350’ option)

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THANK YOU! Please turn in worksheets.

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