RESO 2010-28 - Amend Huntsville Horizon Comprehensive Plan - CH. 2 Land Use RESOLUTION 2010-28
A RESOLUTION OF THE CITY COUNCIL AMENDING THE
HUNTSVILLE HORIZON COMPREHENSIVE PLAN BY AMENDING
CHAPTER 2, LAND USE AND COMMUNITY CHARACTER AS
RECOMMENDED BY THE PLANNING AND ZONING
COMMISSION.
WHEREAS, a copy of the comprehensive plan, which includes the text, maps,
charts and any other items which form the whole of the comprehensive plan and is
available for public view in the City Hall offices, the City of Huntsville Library, the City
of Huntsville Service Center, and the City of Huntsville Web site;
WHEREAS, The City Council, through its action of April 10, 2007, approved
resolution 2006-04-10.2 adopting the Huntsville Horizon Comprehensive Plan;
WHEREAS, The City Council, through its action of July 21, 2009, requested that
Chapter 2, Land Use and Community Character of the Huntsville Comprehensive Plan
be removed and replaced with a copy of the current Zoning Map and a description of
the existing zoning districts;
WHEREAS, The City Council, through its action of November 12, 2009,
approved resolution 2010-7 removing Chapter 2 of the Huntsville Horizon
Comprehensive Plan and replacing it with a copy of the existing zoning map and a
description of the zoning districts;
WHEREAS, subsequent revisions to Chapter 2 of the Comprehensive plan were
drafted to address land use and community character issues throughout Huntsville;
WHEREAS, the Planning and Zoning Commission held public hearing for the
revision of Chapter 2 of the Comprehensive Plan on May 20, 2010, recommended
approval of the revision;
WHEREAS, a hearing before the City Council at which the public was given the
opportunity to give testimony and present written evidence was held on June 15, 2010;
WHEREAS, City Council finds the amending of Chapter 2 of the Huntsville
Horizon Comprehensive Plan to be beneficial to the health, safety and general welfare
of the citizens of the community;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF HUNTSVILLE, TEXAS THAT, the Huntsville Horizon Comprehensive Plan,
a copy of said amendments is attached to the original of this Resolution as Exhibit "A"
6-8-2010 Page 1 of 2
and incorporated herein as if set out verbatim, is hereby amended as a primary
planning tool in the City of Huntsville, Texas.
ASSE N PP OVED this 15th day of June, 2010.
J. T6 , Mayor
T ST:
Le Woodwar i ecr ry Leo r ider,City Attorney
6-8-2010 Page 2 of 2
MEMORANDUM 4 'kz
DATE: MAY 25, 2010
TO: HONORABLE J. TURNER, MAYOR
HUNTSVILLE CITY COUNCIL
CC: WILLIAM BRINE, CITY MANAGER
LEE WOODWARD, CITY SECRETARY
LEONARD SCHNEIDER, CITY ATTORNY
FROM: ARON KULHAVY, AICP, CITY PLANNER/DIRECTOR OF PUBLIC WORKS
RE: HUNTSVILLE HORIZON COMPREHENSIVE PLAN — CHAPTER 2 DRAFT
On the June 15, 2010, City Council meeting, a public hearing is scheduled to consider
amendments to the Huntsville Horizon Comprehensive Plan. In anticipation and preparation of
this agenda item and public hearing, staff is providing you with a draft (red-line) of Chapter 2 so
that you may being reviewing the document. Additional history of the Huntsville Horizon
Comprehensive Plan and an outline of actions in regards to Chapter 2 will be presented in the
information packet for the June 15`h meeting and at the public hearing.
Since January 2010, the Planning and Zoning Commission (P&Z) has worked diligently on
revising Chapter 2, Land Use and Community Character. On May 20, 2010, a public hearing was
held by the P&Z and the Commission voted to recommend approval to the Council of the
amendments to the Comprehensive Plan as submitted with this memo.
This copy is presented to the Council early in order to allow for adequate time for review of the
changes made to the document. If there are any questions in regards to this document, please
send them through the appropriate channels in order for staff to adequately address them.
As the Huntsville Horizon Comprehensive Plan is the foundation to the Development Code, this
in-depth review will help the staff, Planning and Zoning Commission, and the City Council to
make the necessary changes to the Development Code to better address the ever changing needs
of the citizens of Huntsville.
AK
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1 COMPREHENSIVE PLAN
Chapter
Land Use & Community Character • ' •
The pattern of land use and its density, arrangement and scale each
contribute to the overall visual character of a community. Therefore,
individual land use decisions that are made over the course of time,
whether through zone changes for proposed new development, reuse
or redevelopment of vacant and underutilized properties, or major
public facility and infrastructure improvements, have a role in
determining the future form and character of the community. The
importance of character in creating the image of the community,
which contributes to its economic development potential and
desirability as a place to live and work, warrants sound planning as to
when, where and how the community develops in the future.
Through the course of the long-range planning and public involvement processes for
this Comprehensive Plan, residents of Huntsville expressed their pride in the
community but also their concern for its ability to absorb expected university-driven
i
growth, maintain a vibrant and appealing downtown, protect its treasured
neighborhoods—and revitalize those that have experienced decline, better preserve
its forested setting along major corridors and on individual development sites, and
improve how it manages the impacts of development on surrounding properties and
areas. In some cases there is fundamental disagreement about how best to go about
addressing these community values, including the proper role of City government
and the extent to which regulation should be used.
As in many other communities, maintaining Huntsville's
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Land Use & Community C h a p t e r
The City of Huntsville"s Strategic Plan of 2006 focuses on a set of fundamental
themes that are prerequisites to a quality community, all of which are likewise
reflected in this Comprehensive Plan and Land Use & COmmunity Character
element. Among these themes are:
♦ public health and safety;
• economic prosperity;
quality, affordable housing;
♦ an attractive city;
• great parks;
♦ educational and cultural opportunities;
• historic resources;
• -best in class"public services;and
• a well-managed and well-planned community.
The challenge for Huntsville is to achieve and maintain consensus on
the best combination of market-based, incentive-based and regulation-
based mechanisms it should employ to move the community forward
THE CITY Of HUNTSVU I_F' toward its long-term goals, particularly in the arena of land use and
development.
PURPOSE
The purpose of this p4Relement of the Huntsville Horizon
Comprehensive Plan is to establish the necessary policy guidance to
enable the City of Huntsville to plan effectively for future growth,
development and redevelopment. Sound planning is essential to
STRATEGIC PLNX 2006 ensure that the community is prepared for anticipated growth, can
— serve it adequately with public services, and can manage its impacts to
m�ory or rtunc:�nl�Is a commuriry tr+.,t
b�,,�ta�l.histonc,cuitu,,llydiocr:e. maintain compatibility of land uses and preserve community character.
,fford,,ble.:f_and Weil planned vAth
yr-.rt opportunity For our ori.—
The concepts of land use and community character are central and
integral to other components of the Comprehensive Plan. For instance,
the transportation network provides access to land, which influences the type and
density of development.The provision or lack of utilities can also dictate the amount,
location and timing of development. Design and development character impact
community aesthetics and, thus, the perceptions held by area residents and those
considering investment in the community. Proximity to public facilities can impact
public health and safety at specific locations and, as a result, impact the development
potential of an area.
The preparation of this chapter involved examination of the community's past
growth; the existing pattern and character of development; and development
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constraints such as government-owned lands and flood-prone areas. As a result of
these planning considerations, the alternatives F"^ red arding
land use and future growth were evaluated and compared against the projected
future population, economic development priorities, and other essential factors.
The vision as to how Huntsville will develop in the future was also formed by the
concerns and ideas expressed by residents during focus group interviews, ward-
level community meetings, special forums addressing economic development and
Sam Houston State University, and a series of working meetings with a
Comprehensive Plan Advisory Committee.
T4eJhis chapter begins by outlining the key issues relating to the community's i
existing and future land use and character. This is followed by a series of goals,
objectives and specific action recommendations to effectively guide ongoing land
use and community character decisions and management. A key autEonie of this,
densitypFoEess is tl4e Future Land Use PlaR, which visually depios the intended Pattern of
a
in
n aFea within its e?,tfa tffritOlFial juF:qdii-tiRR Community character
• system for uvaluating
fh(�1011fUreti of individual
developments that
COMMUNITY CHARACTER
Throughout this chapter the term "community character" is used. Community to the overcil charoc-fer
of the COMmunih, 1he
character goes beyond typical classification of land uses to also account for the
physical traits one can see in an area. Typical land use classifications such as
residential, commercial, office, industrial and public/quasi-public indicate the
general functional use of land. But a community character approach also
0S the Urfl(Alnt 01'
encompasses such factors as development density(generally determined by lot and
building size), intensity (floor area or building coverage), ratios of open space and and vo� etation. the
impervious cover, and the amount of vegetation or volume of landscaping. It is arnOUnt Of
imperviousnoss. the
this combination of basic land use and the characteristics of such use that more onentotion of buildings
accurately captures the
i
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Pplan establishes overall pN44t-:goals and strategies, the City's ^g :,._a,, ,RCe
,R-' '_'; :_; ~,.0..,latio.4. Development Code should be amended to ensure that
new development and redevelopment occur in a manner that is consistent with the
vision of this plan-and, more importantly, the community.
ISSUES AND OPPORTUNITIES
• Throure many ghout the Ceomprehensive Pplan � ent process, particularly the
advantages to a land various public forums and stakeholder input sessions, a number of concerns and
use system based c aspirations were expressed as-t regarding the future growth and development of
character versus usHuntsville and its influence on community character. These discussions formed the
• ' density, basis of the following issue statements, along with analysis of the existing land use
the ability to manage
community •ractFr character, examination of expected future growth trends, and assessment of the
incorporatingby factors influencing the pattern of development.The purpose of these statements is to
performanceI summarize and bring focus to this the Ceomprehensive P Ian regarding the
int'the zoningcommunity's values, expectations and priorities for land use and community
improved
compatibility, increased character. Following the identification of the key issues is a set of community goats
certainlyas and objectives along with discussion of necessary implementation steps.
utfering
based
development, • I n use inte Taking Care of the"Basics-
andscale,addedLike most places, Huntsville officials and residents wish to see a community that is
flexibility of varying
•_ •ment types economically healthy, attractive for business investment, and affordable and
within the character appealing as a place to live and play. But in a relatively conservative environment
districts, and less process I and a City with limited planning staff, Huntsville must decide where on the
related to zone change
• • • •
regulatory"spectrum"it can best position itself to work toward this vision while not
exceeding the community's capacity and"comfort level"for regulation.
Huntsville faces vefy-typical growth and development issues for a community of its
size and location:
• more residential development occurring in fringe, 'greenfield"locations than in
more centrally-located areas that could support"in-fill"and already have access
_purpose• to existing utility infrastructure, streets,schools,and other public services;
" is • retail development occurring primarily along major highways and corridors,
ii implementation
Comprehensive adding more traffic to these busy areas and potentially altering the community's
This purpose is met by... character and image through the scale and appearance of such development and
throughthe frequent displacement of pre-existing vegetation;
establishment of
• - • •• • • lack of significant new housing construction in price ranges affordable to lower-
the ,_ distribution, and middle-income buyers, which can also lead to a proliferation of
• • intensity of manufactured homes in and around the community;
development. ♦ some older neighborhoods already in or at risk of decline due to population loss,
Section 07.2 Purpose, dilapidated structures and vacant lots, lack of proper maintenance on some
City of Huntsville properties, absentee ownership and other property issues, needed infrastructure
Development Code
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upgrades, criminal activity, and perceived or real problems with public school
quality-:and Y
♦ retail =leaka;e
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promote better site design. Whatever course it pursues, the City recognizes the-"fine
line-" that all municipalities in Texas must walk by not raising their standards to the
point that much new development shifts toward locations just outside the city limits
to avoid City regulatiors(and possibly higher tax and,`or utility rates).
Protecting Economic Assets
"Few University • • Given its dependence on several large public institutions - Sam Houston State
Ivironments• - as University (SHSU) and the Texas Department of Criminal Justice(TDCJ) - for much
contained, uni "• of its economic base, Huntsville must direct its efforts toward protecting the viability
ordedy or convenienti of these economic anchors, along with several other mainstays of the local economy.
SHSU is • • • be.
an advantage of These other key components include downtown Huntsville, the Interstate 45 corridor
considerable • • and other major roadways through the community, and the Municipal Airport.
• student can • •
any • destination
in less •n 10 mi nu fes Coordinated planning between the City and its partner institutions in SHSU and
from • do or TDCJ is essential in so many areas - traffic circulation, parking, housing, public
parked auto. Here, that safety, aesthetics -but particularly in the area of land use, which drives so many of
is possible.- the other issues. Given the extent of area land that is devoted to tax-exempt uses, it is
00 even more important to know about and mutually
MasterCampus Plan assess significant development or redevelopment plans, %\
particularly in the City's core area and around the -
University
periphery of these public facilities, where readily Hunts-Ville
developable land is especially scarce. MUNICIPAL AIRPORT
7.
All indications are that the tilunicipal Airport will hold _7 -its own in
yy coming years
but not be a u
source of AIRPOA'VASEaa!AN
to
r* significant
growth compared to business-fueled
airport expansion in some other southeast
,f Texas communities. Rather, the 2003
Airport Master Plan indicates that more
r routine runway and facility upgrades
-<xri should be pursued in a phased manner to
{.f ; �• r' { keep up with the anticipated needs of
business users and general aviation in the
immediate area. Some additional land
acquisition may be necessary to
�� •• •. • • • • - •• •-• • • • - • accommodate the improvements outlined
• _ •• • • _ • •_ • _ •• �• _ in the master plan. But more essential will
• • be ongoing maintenance of obstruction-free
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Runway Protection Zones (RPZs) to the south and especially north of the airport,
which is a primary responsibility of the City to maintain compliance with Federal
Aviation Administration and Texas Department of Transportation standards.
According to the master plan, the City will need to acquire additional property
rights in the airport vicinity, either through direct property purchases or aviatiofl
avi,_ation easements, in order to limit building heights and maintain clear airspace
in the airport's immediate area of influence, which will be somewhat expanded
based on future facility and operational plans. Fortunately, the airport still has
only scattered homesteads and public uses around it, which is a scenario that '_
need 10 in
should be maintained to the extent possible through City planning and regulations, • cohesive
primarily Section 403.2, Airport Hazard District, in the City's Development Code. center,unlike
•
Downtown was the foals Of much discussion during the comprehensive planning Citizen
Comment
process,as well it should be as one of Huntsville's—"crown jewels.- Many residents
cited the need to maintain a multi-purpose and active downtown that
accommodates government, retail and entertainment
uses amid a historic setting. They also favor
continued residential investment in downtown to
further enhance its year-round viability. A much-
repeated vision is for University Avenue to evolve,
through careful planning and design, into a signature
corridor in Huntsville that provides a clear physical
link between Sam Houston State University and the
heart of the community, as well as a focal point for
further commercial and residential activity. In
general, some wish for central Huntsville to take on
more development density, particularly through
mixed-use development plans, so the city's core area
can become increasingly pedestrian-oriented and
transit-supportive. One supportive component could
be a parking structure in an appropriate location to reduce the need for surface
parking and potentially serve both downtown and university needs, although
parking garage financing and feasibility is always a challenge.
Finally, with regard to the 1-43 corridor and other major roadways through
Huntsville, without appropriate land use regulation to direct the desired character
and scale of development, these areas will be left largely to market forces, which on
a a.mulative basis, after site-bv-site development and redevelopment choices, may
not produce the appearance preferred and envisioned by community residents.
The Citv might follow the lead of other communities who have designated certain
corridors as critical to the city's image and economic performance and established
corridor overlav districts or other mechanisms to set and clarity certain
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development standards. In general, it is reco,nized that these heavily-traveled
Basic ServicesAs new development corridors shape the perceptions of most newcomers and visitors to Huntsville, so it is
continues emerge here where the community must focus on the image it presents, which manv
around - edges of residents would prefer to be as green and forested as possible.
Huntsville-• • as
City weighs where
when it end Balancing Growth and Redevelopment
should use its
annexation authodty to Huntsville has significant long-term growth potential within its city limits,
better manage
.-growth
particularly to the west of Interstate 4S. Some say it is only a matter of time until
not overlook Huntsville feels the impact of burgeoning population expansion and land
fundamental neeto development to the south in N-Iontgomery County and the general growth of the
• • Houston metropolitan area. Huntsville has historically been"hemmed in—" by public
developed
_ _ that
_ portions1 lands (prison, university and national forest) and lame timber tracts: howe%er�t}E
communitythe
basic City services. even some of this land is becoming available for development as timber companies
particularly waterand place large tracts on the market and TDCJ considers its long-range needs.
sanitary
severalAs • •
Meeting attendees Amid these growth prospects, Huntsville continues to have a largety inward focus in
pointed out, • terms of concern for its established neighborhoods and traditional commercial and
matter of basic equity.
employment areas. Within neighborhoods, some express concern about the
perennial impacts of student housing, either
in rental housing situations or through new, Formatted:
h' large-scale apartment developments. Nearby Font: 9 pt
M.
w business and university-related activity, as
well as home-based businesses within
neighborhoods, have led to car-lined streets
in some areas, where parking is at a premium
and public safety and residential character
a are Undermined. Others cite their concern
`_i about thoroughfare planning and the need
for careful consideration of neighborhood
integrity when weighing potential ways to
improve traffic circulation in the community.
Some point out the pressing need to address
_ �'' 4 the City's older east-side neighborhoods,
µ both in terms of general revitalization and
basic public services and improvements.
A new,
- • Statestudent Highway 19 hasaltered -plex near neighborhood Som Houston
Putting plans and programs in place now for
Avenufeet • abuttinghomes• . • • • Road. the rehabilitation or demolition of older,
unsafe structures, construction of new homes
on vacant lots, regilations to protect neighborhood integrity, installation of
sidewalks and other pedestrian amenities, and a targeted code enforcement program
will be vital to preserving the long-term integrity of these neighborhoods.
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Whether it occurs in long-developed areas of the community or in new
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properties, and overall attractiveness of the community. Community appearance
contributes to quality of life for those who reside locally and is a significant
consideration for those who may be considering an investment and relocation
decision.
While various factors are at play in Huntsville's economic well-being and outlook,
some in the community perceive that Huntsville's appearance hurts its growth
potential. They wish to see the community re-assert its desire for wide-ranging
resource protection, including preservation and enhancement of forested areas, local
creeks and waterways, and the natural landscape, as these elements clearly
contribute to community character. In addition to aesthetic enhancements such as
those described above, the quality of individual developments helps to shape
character. The bulk and scale of buildings, placement of parking on a site in relation
to the street right-of-way, amount of landscape surface and preserved vegetation
relative to impervious surface, and the location and appearance of storage and
service areas are all factors that contribute to the character of individual sites and
collectively to the overall character of the community.
As discussed previously, the question once again is how far Huntsville is willing to
go with regulation, particularly for primarily aesthetic reasons — but ultimately for
bottom-line economic reasons?
GOALS, OBJECTIVES, AND ACTION RECOMMENDATIONS
The following goals, objectives and recommended actions were formulated to
specifically address the issues and needs outlined above, which were culled from
extensive community input as well as deliberations of the Comprehensive Plan
Advisory Committee. The goals reflect the overall vision of the community, which
may be achieved through the objectives and by acting on the recommendations. It is
important to note that these are also general statements of policy that may be cited
when approving or denying development proposals and used in making important
community investment decisions regarding the provision and timing of facilities and
services.
GOAL 2.1:Well-managed growth that is fiscally responsible.
♦ Create and implement effective controls for managing incompatible land uses
based upon their character, intensities and impacts on adjacent and nearby uses.
1. Continue to build upon the City's existing Development Code, which
already integrates zoning, swbdiv:..�;,; subdividing, buffering, landscaping,
parking/ loading, signs and various other development-related regulations
and standards into a
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accomplish.
2.
l= HRtSk-ille (re�-OA file—t- lHeRt WiFE-e: r,.,,...,..,.,.,,
,14bor-; 4,441 ti 014)so klqey reflecit iR addition to tile type k
Tl, ,l,d ,1_ ,help t„4, .tl, r,di44e Rt;,te tille iypes ,4
based ml th d it, (Iotsii,e ,-I ,d, ,11: units PeF akEfe) Rd illtensit,,
141., RFea ,t: iMpeFYiOUS EkWef). Tl, ,4., a :h ae4e .diStr -a MaY
.d., -;t,. J h ,44e F. -,.d ORS to ,it:,,te the -t: „4 th,
adjoiRiHca, use. POF iRStRRCe, iR the Ease
a o
outlying, lot and
a deVelOPHIeSt EAUSeS Ehffatitff W ChaR:xe;,
3. Amef4d theC-ity'$ Ri t--t(�' �:,.,.-t .dist.:t .-1, :4i ,t;
nf, Fn.:r
ec dsistent H itll the updated CoRg,rehensive Plan. Speeifieally, --le-Ile
:.t;.,., .de'Vet,,ped aFea--, that ha.,., h„,,,,,..,,,E),,, Eh,...,-t.,. .d•, . to
,1.,s a AeaighjqaFhOed atieR ,di:t;44 will be nec-essaFy t, ,i,d
,t: it. and o a- -
4. In all review and decision processes covered by the Development Code,
include decision criteria for use by the Planning&Zoning Commission and
City Council allowing consideration of a multitude of factors, such as the
suitability of the use for the property, land uses and character within the
surrounding neighborhood, and the extent to which the proposed use is in
harmony with or would detrimentally affect adjacent and nearby uses.
• Manage the pattern of development concurrent with the provision of adequate
public facilities and services through a combination of incentives and
de gla4 ereVdations.
5. Incorporate cop c:+»concurrent requirements into the Development
Code and the City's utility extension policies, thereby tying land
development to concurrent provision of adequate public facilities and
services. This is intended to avoid premature urbanization in fringe areas
ander development outcomes that will cause problems for residents
and/+w the City at a later date due to substandard infrastructure and
improvements.
6. In accordance with Chapter 43, Municipal Annexation, of the Texas Local
Government Code, prepare and adopt a municipal annexation plan "that
specifically identifies annexations that may occur beginning on the third
anniversary of the date the annexation plan is adopted." As required by
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law, the City must provide full municipal services within two-and-one-half
years after the effective date of the annexation, subject to potential time
extensions. This planning process would enable the City to gauge its
annexation capacity and desired timing. The resulting three-year plan and
associated service planning and public hearings would also communicate to
property owners and others the City's future intentions regarding growth
management (through extension of municipal ordinances) and orderly
extension of services.
7. Work with Sam Houston State university and interested private landowners
and developers toward a potential clustering concept for future off-campus
student housing in suitable locations with available and appropriate land,
necessary infrastructure and street access, and proximity to recreation and
services. This development pattern could more readily be served by transit,
would attract complimentary retail and service businesses, and could result
in a more unified, master-planned outcome, benefiting both the university
and the community.
GOAL 2.2:Development patterns that promote economic vitality.
• Continue to employ performance-based development regulations that provide
flexibility for compliance and are more effective in meeting community
objectives.
1. I:-'c i'"'tI' a pgtcntlal FeYE3rl'!n? of the Qt',"S Z@RiR�,: di't.;:t`
EontinueContinue to allow a range of development options on individual
properties with the use of performance standards to require compatibility for
adjacent uses exhibiting varying use intensities. This permits a mixture of
land uses subject to integrated design and compatibility standards.
2. Review the City's current buffering and landscaping provisions in
Chapter 12 of the Development Code, including minimum standards and
incentive mechanisms for tree preservation and surplus site landscaping, to
ensure these requirements are still in line with contemporary practices and
are producing desired results, particularly given the community's reliance on
bufferyards to address land use incompatibilities and potential nuisance
conditions.
23Review in detail the use of buffering and landscaping requirements for
multi-story buildings adjacent to logy-densitv and single family residential
Uses.
• Link the City's land use management efforts to economic fundamentals.
F. gased the a t a land use 1_ t;,t, r; .. . .;d.. RIOr, t_....t...a
FeZ0!! Tg a' arff@ffiate -'a` 't'^•" iR SUE{ aA eff.,-t .-I-,,..1.J
c c� (aT ziiig, land use art El eEE3n6miE mPElellnj-rcr`c'z''r`i.`-'ri•-'QTc
1
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a
Ft)mnleFtic}lzc)r}Ff}„ J rb) .1... 0..,:.,n ekll „t t„
ccicrr+izr-66i FFt'F�tl.. .,t .. .,d tl-,,,Feb0. ' d i kke t,e .Fki e.
cTegativek– anj irraj -e'rtentl—}ntraEt the eeElnamie stabi-lit', )t
{3E>itiAtt�4Fib .
4 Utilize the City's c-Capital i•lmprovement Eprogram to influence the
locations of development nodes suitable for intensive nonresidential
development based upon the availability, sizing and timing of adequate
water, wastewater, drainage and transportation improvements. Such
programming of capital improvements should be designed and scheduled
to accommodate the City's economic development potential. Such strategy
is not intended to slow nonresidential development but, rather, to direct
development intensity to locations in the community that are suitable and
appropriate for such use and where the infrastructure systems may be
adequately designed to meet the requisite demands of business and
industry.
—e Evaluate the potential use of a fiscal impact model to gauge the
economic impact of proposed new development. This would be an j
important tool to ensure that new development contributes positively to
the tax base, offsetting the required expenditures for Ow pFeII-isien 64
providing public facilities and municipal services.This could also include a
component to gauge the market and economic impact on Downtown
caused by cam-business expansion elsewhere in the community. Policies
11Id theR be adopted t., that zone 1,a.....,. Ad,10r PFOPE)-ed
development or Fedevelapi:nent is evaluated for 4- eL=0R0R!iC H!4paEt as
v.-ell AS 4S Okysical cef:Rpatibility.
♦ Incorporate incentives and flexibility into the City's development regulations Formatted:Text
to encourage the private marketplace to produce desired outcomes that also
satisfy private business objectives.
6. Incorporate a housing
DRAFT
ML_.-�COMPR VHt NSf`iE ftp
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' Land Use & Community C h a p t e r
net density. A palette would provide a wide range of options to housing
developers, allowing adaptation to market forces and creating opportunity
for varying housing styles and price points within the same development.
Another benefit of a housing palette is to avoid neighborhood monotony.
7. AdjUst the City's De'v'elopment Code standards to wh2re a Unified, or
planned unit, development is a permitted development option '
s
o. ge. i.. Faf n
ted e,. bd Obdskf:iet subject to increased design and
Urban
pertormance standards. :-1*I;--, allwA-A-Ae density and requiFed Open space
would 4t'9th: Eike i lrban
(4 ' Cti' e dil.;tri t. In addition, rather
than a flat, uniform percentage-of-open-space
requirement, the City should make the required ratio of
i
open space correspond to the increase in density, which
! secures the character of development. This approach
maintains the Suburban or Urban character by
Manufactured Housing-Single/Double-wide increasing the ratio of open space within increased
density thereby maintaining control of gross density.
" { The City should also consider requiring a minimum
e' number of housing types within a Unified
g. Development, each with dimensional criteria to
preserve development character. With no minimum lot
areas, widths or yard requirements there are no certain
Apartment Duplex controls to manage development character other than
negotiated approval.
_ S. Integrate density bonuses directly into the City's
Unified Development provisions to encourage this
development approach. This strategy would promote
development of integrated neighborhoods versus isolated, individual
subdivisions and housing complexes. As such developments occur
the c.ti....ti,., .,,.i r rbi; a:.- applicable design standards must ensure
this character. For instance, a commercial use within tux: S�h ;a a
residential Elmet-area would be scaled to be compatible with the adjacent
residences, with an increased ratio of open space and a floor area ratio to
secure the suburban character. Within �"e UF—.-n parts of the-M1iana2ement
district, a commercial use would have greater intensity, with a minimum
(versus maximum) height, maximum build-to-line rather than a minimum
setback,limited open space,and a higher floor area ratio.
• Focus particular attention on more effective management of development
quality, impacts and aesthetics along,Huntsi•ille's major roadway corridors.
9. Create special performance standards for properties abutting the
Interstate 45 corridor, Sam Houston Avenue-U.S. Highway 75, l l''' Street
f]1
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U.S. Highway 190 and other high-priority corridors. This mai , i•i -,
include potential provisions that may be incorporated into the
Development Code pertaining to increased landscape surfaces (adjacent to
the right-of-way and throughout individual sites)--_+R44--`reduced
impervious Surface coverage; floor area ratios; enhanced requirements for
landscaping, screening and buffering between uses; outdoor storage,
display and use activity; the type, size, number and placement of signs;
outdoor lighting standards; site access and circulation; building placement
and orientation;and building design and appearance.
10. For land abutting highways and arterial roads, integrate into the
Development Code an allowable increase in density for a specified
distance, commonly 300 to 500 feet(and/or further
DRAFT
♦C'COMPtR VM�Nt IVEE PLAN 2
Land Use & Community C h a p t e r
r., r l h r „ t .4 e..-. isto N, Q t:y n., ,1 ,t
(to eLpdate the Downtown District Standards i%ithin the existing
Development Code, with height and area regulations suitable to retain the
current urban character of Downtown. Specific provisions of the district
would include a required build-to-line at the front property line; zero side
vard setbacks; minimum two-story building height; allowance of upper-tloor
residential use and incentives for high-density urban living; and building
form requirements and design standards relating to building bulk and scale,
historic facade materials and architectural detailing, window and doorway
�penin_s, awnings and canopy treatments, and sign placement.
The use of design guidelines or standards would preserve and enhance the
architectural and historic integrity of buildings within a defined area. Ewe
4 1-.4 41. tl. ..h 4. FefilNR - ,igle ,.J Ot , tO 1, 4. till -k
13. Encourage a broad mixture of Downtown uses including offices and retail
businesses, service-related establishments, cultural and entertainment
activities, and high-density residential use. To ensure compatible
co-existence, establish performance standards regarding lighting, signage,
parking and noise, among other locally-determined variables. Also create
incentives for the use of upper floors of commercial buildings for residential
purposes, including important provisions for reserved resident parking, a
blend of uses that offer convenient services, and protection from nuisances
associated with intensive
Extra Wide Sidewalk Siccing Space commercial districts. Also seek
Street TrMin Weather Protection(BainorSun) ways to introduce retirement
Sidewalk cut-outs housing into the Downtown
d1°` Z.,,� <..� area, thereby offering close
proximity to services and
community amenities.
Bus Stop
Searing �' 16. Through the Development
orShelters;(where
applicable) ' c Code, delineate specific
�dows boundaries for the Downtown
' (
Mday area, within which high-
1 density housing is permitted
pedestrianoae without encroachment into
Lighting
abutting low-density single
firnishing pedestrianthrough building and/or family neighborhoods. Within
zone zone(width may vary) outdoor seating and
ptazazone the defined Downtown area,
• • • •_• •- •• •• concentrate higher-intensity
• • • - • • •• - • �• - • •• residential uses with
allowances for increase
building heights and floor area
16
ADOPTED 0,1110107
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ratios. Also allow building conversions from single-family to mUltiple-
family dwellings. Hi-he r.density residential uses should be located closer
to the commercial center with lower-density uses across the street and
adjacent to single-family dwellings, which will mitigate visual impacts and
preserve the neighborhood environment. "granny Plata' Accessory
dwelling units such a, a garage apartment or guesthouse, should also be
permitted as accessory units to lover-density homes along the Downtown
fringe (Development Code Section 401.6, accessory Units and Buildings,
currently allows only,
DRAFT
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1 �OhEPMt.
PLAN2025Land Use & Communityr. a p t e r
gateway treatments at the entries from each direction (particularly along 1 l
Street and Sam Houston Avenue), along avith further investment in unifying
design elements, such as unique signage and banners, landscaping,
decorative lighting, street and sidewatk,lcrosswalk patterns, and other
unique urban design treatments. Also, improve the pedestrian atmosphere
with traffic calming measures; street furniture and public art displays; way-
finding signage and informational kiosks; public plazas and green spaces;
sidewalk cafes and outdoor activity areas;and street vendors.
GOAL 2.3:A balance of new growth and careful redevelopment within Huntsville.
♦ Pursue available mechanisms, within the Texas statutory contest, for better
nnanaging fringe growth and development around Huntsville.
"Perhaps we could just 1. 4+EYL4rF oFate into the PeN,elaprnerFt code �Pn3nt, � 'r _r. -11..
11 de�-elopment types-,
••• more buffer zones
• • •• a 1eRqejj� a -'r -r ..r :rim -, ✓ rL. L r., i ni�c
r
between the r r Plan. T1 nliniwmm Wt 'afeasa N,,.. r ate^ efi
•- control the Lievelopmetit ehaFackeF thereby Pre%'e'ntin --fe Irb;;;
Commentastructure LIF o
SuEh
develapmeRt in . A neighborhood
Requirements _ • conservation district should be used for existing development in fringe areas,
forthsection . which would allow its continued existence as a conforming use.
the provision of 2. Evaluate factors contributing to the extent of housing development occurring
between certainin peripheral unincorporated areas. Create in-city development incentives to
uses.Cify Council
• bufferthat these counter the advantages for locating outside the city limits.
intenrequirements reduce ♦ Take steps to protect established neighborhoods in Huntsville and to stabili=e
nuisances between
•• • • and reinvigorate older neighborhoods that have experienced some decline.
between a lurid use
• • • . • 3. Conduct a detailed land use and zoning study to define the boundaries
separation land uses distinguishing proposed new neighborhood conservation districts in
through • required Huntsville. New districts can be established through those neighborhoods
• nuisanceswith existing deed restrictions and homeoner, associations or other
litter,may include dirt. w
noise, distinguishing, characteristics. Distinguishing factors could include street
lights,signs,
• • and block pattern, lot size, housing style/design, street or alley access, floor
unsightly parking areas.Suffers area ratio,and landscape volume.
provide spacing 4. Adopt policies and standards within the Development Code for preserving
reduce potentially
adverse •� , the integrity and character of established neighborhoods, including
noise,odor, danger compatibility provisions relating to the type and construction of infill
from _ or • • housing and other uses on vacant lots. Also consider expanding the range of
Section •• - permitted uses within neighborhood conservation districts (Development
of , •a, Code Section =102.3) to include complimentary non-residential uses such as
City of - small-scale neighborhood commercial and office uses that add character,
Development Code
E1 ADOPTED 84618
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DRAFT
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1 67 tH NSIV PLAN
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C h a p t e r Land Use & Community
convenience and vitality to a neighborhood.
5. Create site design and building standards for multiple-family
developments to ensure compatibility with abutting uses, including
consideration for varying building heights, similar roof pitch anis
composition, increased setbacks along shared boundaries, locations of
ingress/egress, and adequate buffering and screening.
6. Improve the walkability of neighborhoods through installation of
sidewalks concurrent with all new development, plus rehabilitation or
construction of sidewalks in older neighborhoods, particularly adjacent to
schools and parks. The Development Code should also require public
access easements
within and between developments to provide connections to public parks,
natural areas and open spaces,and an eventual community trail system.
7. Identify areas of the community that are experiencing or at risk to
experience particularly high levels of disinvestment and deterioration, and
provide both technical and administrative assistance to aid in
redevelopment efforts. Coordinate with area property owners to identify
and prioritize needed infrastructure improvements funded by a target-area
capital investment program.
S. Incorporate into the Development Code provisions allowing a -gin
relief of specified standards that may prevent or add difficulty to the
redevelopment process, so long as certain precautions and criteria can be
met. These provisions may apply community-wide or within specified
boundaries. Common constraints to redevelopment include problems with
property ownership and clear title, assembly of numerous small lots into a
feasible development site, site access and circulation, limited areas for
parking and loading, nonconforming setbacks, and on-site drainage
requirements. Certain development-related standards within the
Development Code may be acceptable for variations so as not to
overburden areas with longstanding redevelopment needs. An incentive-
based approach may also be incorporated to encourage investors
and developers to tackle the common redevelopment constraints of
disadvantaged areas.
9. Develop a municipal grant program for e the rehabilitation of
substandard housing units using government-funded programs while also
leveraging the value of public dollars with private resources, such as
financing institutions and foundation funds. Furthermore, establish an
education and awareness program to inform persons with limited income
about various programs available for rehabilitation assistance.
10. Utilize Community Development Block Grant (CDBG) funds to leverage
the amount of reinvestment and to implement projects and programs, such
as infrastructure repair, park development or improvement, or removal of
ADOPTED-041!gig I
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\ OMP H N�ST�I�-�L A N
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Land Use & Community C h a p t e r
unsafe structures, aiming to eliminate blight and improve neighborhood
conditions in areas of low to moderate income.
11. Assist residents of older areas with formation of official neighborhood
organizations. Citv staff or legal volunteers may offer assistance in drafting
deed restrictions that may be adopted by individual neighborhood
associations to restrict and enforce certain uses and conditions. Participation
in neighborhood improvement and revitalization efforts may also be
initiated by churches, civic organizations, schools and businesses through
programs such as neighborhood clean-up, home improvement, and
beautification.
12. Create a pro-active program for handling the condemnation, demolition
and/or rehabilitation of substandard structures and underdeveloped
property. Revise local health, building and development codes, as needed, to
streamline the process for addressing unsafe or dilapidated structures and
other potential health and safety risks, such as inoperable vehicles, weeds
and heavy trash, and overgrown sites and run-down structures used for
criminal activity.
13. Establish a pro-active code enforcement program that first offers helpful
assistance to property owners in complying with municipal codes rather
than a punitive approach.
14. Create incentives such as permit streamlining, fee waivers, tax deferral and
infrastructure cost-sharing for builders and organizations that provide infill
construction on vacant lots or parcels in a manner that compliments the
surrounding neighborhood. To ensure consistency and compatibility of infill
units, establish design guidelines that address building materials, roof pitch,
fagade treatment, porches, proportional dimensions, and other elements to
ensure that new development and rehabilitation maintains or enhances
neighborhood character.
15. Assist in creation of Community Development Corporations (CDCs) that, as
nonprofit organizations, can implement neighborhood revitalization projects
and programs. Consider the necessity of developing specialized CDCs, such
as a Community Housing Development Organization (CHDO), to best
address housing issues.
Broaden the range of housing types and price diversity to fneet the affordability
needs of the population.
16. Work with local lenders to form low interest loan pools to be used for
housing rehabilitation. 4 10Eal leRdeFS keer LI I theiF F40lie
r�
F ti4e Imo..ra i..r nF: L.. • tet.... ..L�.�.�: r....a r—_ cle'T•.'T'e_
it
PeyeIL;p aRqcjjjiCjpal IFa F'ct pF0LZFa;n tAr Melt 11e1F
F20
ADOPTED 8411818�
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2 �% CSO0-MWF S - Mt
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�tl Icsml sift--Ii,+L iiT'kiF�iF_ _. •`O• ,r f ded PF,.'�
1. 17. Incorporate an inclusionary housing provision, with density
bonuses where the housing is subsidized by a state or federal, affordable or
low- and moderate-income housing program. Establish proportional
limitations based upon the total number of units in the development, e.g.
no more than 30 percent for a development of 50 to 199 units.
44-1 S. Include a provision of market housing whereby a percentage of the
units are reduced in price to make them more affordable than the average
market units. Require demonstration that the bonus density is used to
lower the costs of land and infrastructure. Establish criteria regarding
similar design and finishes of affordable units.
44:19. Allow accessory units within residential district(s), which are i
exempt when determining the allowable density in the district. Add
ordinance provisions specifying the maximum allowable floor area as a
percentage of the floor area of the principal unit or as a percentage of the
overall lot area. Design standards are also necessary to ensure
compatibility with adjacent structures.
247.20. Develop standards for the provision of small family units for
seniors, individuals, or new families with no more than two people.
Greatly reduced lot areas per unit may be allowed with floor area ratios
and spacing standards. Require issuance of an annual permit to allow
regular inspection for program compliance.
2121. Establish standards for industrialized housing, including a value
equal to or greater than the median taxable value of each single-family
dwelling within 500 feet; requiring exterior siding, roofing, roof pitch,
foundation fascia, and fenestration (design and position of windows in a
building) compatible with other dwellings; and requiring compliance with
all applicable dimensional requirements.
GOAL 2.4: Development and resource protection outcomes that preserve and
bolster community character.
• Use the community's official zoning rnap and associated regulations to
encourage development practices and outcomes more consistoit with
Huntsville's desired character.
1
,t ,F :th th ;t,a i„ fticula de ,te
a: _ l
__ O
t„ ,a tke Eha -t, ,r ,��t a veld .at Th thata, ,1., .,t Tl, that
r�
ADOPTED 04A GA 2III
DRAFT
a
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Land Use & Community Chapter
?. Incorporate provisions in the Development Code, such as Planned Unit
Development, that would permit and encourage alternative subdivision
design in appropriate areas, including development clustering (30 percent
open space), conservation development (50 percent open space), and
preservation development(50 percent open space). This approach allows the
developer and landowner an equivalent (or higher) development yield in
terms of gross units per acre. But the development is concentrated in a
smaller area of the site rather than spread across the site as would occur
through a conventional design. This is accomplished through smaller lot
sizes, reduced building setbacks, increased floor area ratios, and added
flexibility in other standards in exchange for setting aside more open space
and preserving natural areas such as floodplains, wetlands,creek buffers and
forested areas. In other words, resource preservation (or any other defined
performance standard) is rewarded with incentives - or _bonuses''
allowing an equivalent development density (a site capacity calculation may
be incorporated into the requirements to allow for adjustments in
development intensity based on actual site conditions). The OLItcome is
4 {4 development that maintains its efficiency, thereby meeting the objectives of
the developer and landowner while also addressing community priorities for
character enhancement and resource protection. This regulatory strategy can
also open up development possibilities for constrained sites in urban areas-
I where only conventional designs would pass muster under typical
t r
development ordinances -as well as sites that are adjacent to railroads, well
sites or other less desirable features. Such alternative neighborhood
environments can also assist a community such as Huntsville to maintain its
i
DRAFT
2 ��f1LiiViBviLLL LiILUi�I
C h a p t e r Land Use & Community
that, to the maximum extent practicable, will not disrupt the drip line of
existing trees, including provisions for protective construction fercin-,
limitations on grade changes, and prohibition of storing or dumping
materials. Furthermore, adopt landscaping provisions requiring the
Installation of street trees and on-lot trees in new subdivisions.
5. Pursue open space preservation within adjacent development, dedication
of conservation easements , opeR :
}fes eriei),or tee simple acquisition of land near valued creeks and
water bodies to protect these water resources from the impacts of urban
development, including increased erosion and flooding, water pollution,
and loss of natural protective buffers.This would also preserve the positive
visual amenity such natural areas provide. The Deve'^^^:fent
provisions cr;uld should also require dedication of public access easements
along natural features and linear greenways to
promote recreational opportunities and to enable
new developments to comply with parkland
dedication requirements.
6. Investigate the community's potential support for
or discomfort with a possible limitation on
wholesale clearing and grading of vacant sites prior
to processing and final approval of development
applications and zone change requests. Such ILL 91
restrictions could potentially be limited to certain
designated, high-priority corridors versus being
..
applied on a community-wide basis.
EXISTING LAND USE INVENTORY ' ' natural areas gives character
the warm SUnImer
Reflected in Figure 2.1, rxi�=?007 Communityi to the community.Trees also ruodcratu the,micro-
' ' '
Character, is not only ock,more
"e Rn;z months, 'nd make reic ' '
a-E-a snarshot of the use of
land in and around Huntsville in 2007, but also the
character of this land use based on the community character types described later
in this chapter. The land uses and character types depicted on the map are as
follows:
• Vacant
• Estate
• r%4ke Single-Family
• .^ 404`� N[Ulti-Family
• o L�Fba;rAuto-Commercial
r`'u"" COMPA^"i 'Central Business District
• Industrial a
• Institutional
• Parks and Recreation
ADOPTED 84A8E87
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,+;r7uly i SYi�l.t PliukJZ.Ljh
1 COWTP r� H N51Y LA 2
Land Use & Community C h a p t e r
• Rural and Agricultural
In addition, Figure 2.2, Huntsville Annexation History, illustrates the gradual but
substantial expansion of the community's incorporated area since the 1840s,
including significant annexations to the south and northwest since 1990.
FUTURE LAND USE PLAN!
The essence of comprehensive planning is a recognition that Huntsville does not
have to wait and react to growth and development. Rather, it can determine where
growth will occur and what character this new development will reflect. Through
active community support, tW6 pk will ensure that
development meets certain standards and, thus, contributes to achieving the desired
community character. The findinggs and recommendations contained within this
comprehensive plan provide the basis for the City's development ordinances as the
priman,tools to implement the plan.
jkS ide
NnQ=:
Figure r
0 0 0
has OAA the nextsincetwoes. n
ha Me 4u G-441arse
District Specifications
Currently the City is divided into three zoning districts,as follows:
• Management district(M) is the principal district which allows all development
subject to standards relating to accessory uses and buildings; home occupations;
the flood and airport hazard overlay districts; and the lot design, arrangement,
and layout requirements.
• Downtown district(D) is the area encompassing the courthouse and the central
business district.This district is intended for greater intensity and, thus, exempts
the uses from off-street parking requirements. This district allows a broad range
of uses including all types of residential uses, commercial service and retail uses,
and industrial uses such as construction, manufacturing,and wholesale trade.
♦ Neighborhood conservation (NC) is exclusively for single-family residential
dwellings. Within this district there are restrictions as to the type of allowable
uses and other requirements to "conserve the character and value of buildings
and building sites existing in these areas and to protect the integrity of the
neighborhood."
White the current EOR'• ; 0F4iAaPi Development Code establishes residential lot
I
2
ADOPTED 0,10010
nR A G1
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t f -, ° $ iii' � ,J� COMPREHENSIVE PLAN
1 k .�] lf. •�l
Figure 2.1
h * _ 2007
Community
Character
<;5
fend
Council Wards
IJ City Limits
r - - J Extraterritorial Jurisdiction Boundary(ETJ)
Streams
t` Buildings
imunity Character
bw Vacant
Estate
Single-Family
t p
Multi-Family
Auto Commercial
` Central Business District
Industrial
i' Institutional
Parks and Recreation
Rural and Agricultural
f Kf-WiG KFASr
t "dopted: April 10, 2007
mended: XXXX XX, 2010
COMPREHENSIVE PLAN
Figure 2.2
Annexation
History
tgend
Council Wards
} floorCity Limits
Extraterritorial Jurisdiction Boundary(ETJ)
County Roads
Lne ration Areas
t i 2001-2010
t r; �j 1991 -2000
-
1981-1990
1971-1980
1961-1970
° ■ 1951 -1960
1940-1950
1910-1920
1840-1850
KENDIG KEAST
:J
C 0 1 1 A B O R A I I Y E
'l.
f 0 0.5 I 3 March 2007
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2 `�'C�OfI krz yML N 11 V PL AIN
C h a p ter Land Use & Communitv '
sizes for rural (six-tenth acre), urban (6,000 square feet), multi-family (1,500 squire
feet per dwelling unit), garden/patio homes (5,000 square feet), and townhouse
(2,400 square feet per dwelling unit), there is no relationship to the development
character due to the span Of uses and intensities allowed within each of the
districts.
Pispl,,,ed i. Table 7 i Land Use Piski tS the d •tri:t_ (left 001,,.,..,) that rel at.,
to the desig;;atioiit on the kywre land kis@ plan and !he FOORR!meiided
ADOPTED 04AGio2�
DRAFT
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♦��COhI?R yH�N� �VukPLLAN
' Land Use & Community C h a p t e r
Farmstead(agricultural unit) 10 ac. 0.00 0.09
igrtcitlttue Residential-Septic&Well 1 ac. 0.30 0.16
Residential-Septic&Rural Nater 0.5 ac. 0.85 0.23
Rural 26,136 s.f. 0.00 1.27
Single Family 20,000 s.f. 0.05 1.55
Suburban .
Cluster 1 15,000 s.f. 0.20 1.71
Planned 6,000 s.f. 0.50 2.28
Manufactured Home(double-wide) 7,200 s.f. 0.15 3.25
Single Family(+MH single-wide) 6,000 s.f. 0.13 4.13
Garden/Patio Home 5,000 s.f. 0.15 4.71
Ai to-Uibart
Two-Family Dwellin- 3'000 s.f. 0.20 6.83
, O
,
Townhouse
2 400 s.f.
0.15
7.69
`
Multiple Family 2,000 s.f. 0.40 11.33
Single Family(with alleys) 5,000 s.f. 0.05 5.22
t Planned(mixed housing types) Mixed 0.10 6.38
>?lrbari R,esidef�ha Townhouse 1,800 s.f. 0.20 8.39
Multiple Family(two-story) 1,500 s.f. 0.30 17.03
Multiple Family(three-story) 1,500 s.f. 0.35 16.59
University ,5-story mixed first floor retail 0.20 33.89
(
LTrbari: University(3-story residential) 0.20 54.45
Commercial 0.00 1.86 FAR
`;ubuibari Commeidal All Uses 0.45 0.24 FAR
Auto-Urban Commercial All Uses 0.15 0.40 FAR
Office Business Paik All Uses 0.30 0.60 FAR
Industrial All Uses(outer ring) 0.30 0.67 FAR
All Uses(inner ring) 0.20 0.77 FAR
OSR=Open Space Ratio(OSR)
LSR=Landscape Surface Ratio( SR)
*Dwelling units per acre or floo area ratio(FAR)
2
ADOPTED 044918�
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�}_iulvf�M1 L urtlZO�y
C�-M�� ME cNS1VE PL-A�l
C h a p t e r Land Use & Community '
W1 the ftill1kl�,PFdjik;NN—t.
'fl1' ,,•.,
t-hai aFe—fie.,,,;_: t#+Str+t-ES:—FOF--fA�"tafre �
C ch„rh , ?,Sdiae.Eicii di..tr7 cE tNFt' TrttkHF tPEdll Fl l ll401„ r r,l r •ideliti,1
(tdkl_Il,iteilt tyjtITtl„ r,:t.,', ,t .rhar,_ r _i.deRt:a1 lets) jA a 1,1,.,fled
1
I '
theFe iS RO LlpeA SpaLze ,.d t, ,,th lots, theFe is, 30 perL ,t •d
7
the A.Utt�Fball Resi deiiti a! d+-tFicEs to b–RTrt R41?at:hl., Within the PForosed
use, gE:3Fl tFLti�7`• for 4,,.t1.r.,.d h. t.,,.. 1,. - c .-,.d api'i tTmr•,c'i rtTt�rr'�sciic
TIl"IS—I'TICI'1"1'CTfRCTC1TCCrhowes, to mill'mouse
eoFRr .
(fesidential) ell landscape SHFfaEe (ROB residential), and allowable O
units
/r,._:,deRt:a1\ OF tl.,.,r allea h,,,., :,deRt:al\ iS iSdicated. Ea Ch of
,de-o-e1,,,,1ReAt , r,t:,,r,. ,:I,r ; .-h•,r,-teF . •:tl,:r. , h .d;.•tr;.-t r,it Of the
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o ' ^ " Formatted: Bullets and Numbering
aS Y.-ell aS t�%e fOr il4liEli the Qt)' iS HOt fferafed t(r)ffo%'ide adeqUate facilities
.,,-1 %yitilin the horizonof this „1,Fi.Th, aFe residential .d. ,I. ,t
optioRs to r
, -
oguburlban Residential is foF
o n r
,Ft),i5 di'1"iSltke_,-FAIR "'.�Fr,,.,, 1.2;:t„2.2,�dWe}}i H•R ES PeF Gaffe Tl.:.-,district:
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ADOPTEDB271
~�,C�MPR 4HENC V1uK1PLAN 2
' Land Use & Community C h a p t e r
:,
lwme slilbilk-inioRs(botlzi single and doubie §-44e) %,.-ould be allowed witl4in this
.J:..4f::•4 but .-.t4 on ,.�:..:.a..,l 1 ,L: . .:Ll,:,, .�... , nL. . .i41, -:L.
n n
r _
1 44' (;, a 1 ,4: 1, 4. F, :l. d1 ,lli _4., 1,1,. ,.,
multiple family would also be PeFlFllitted at AONS'ablt? deRSitie'S
aRj l1 A L Open C - Fequire ., .-L 4., 1,.,
4 1 Ln .1, Character.
1
hkiffe .J reqbiifeFAeRtS
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adeEjuate rand IRUfferiR,-,
`�:crc�ii ccs
s Urban Residential allows
O 7 O LT
Reil,l 1 .-1- -'41 alleys k tkNO and 41 story C1 FtpaeL- all ••ILI•
Cl _ . 1,
-development with a Fni�ttufe of btypesO
T
41 11 4. (P) .dio4,..-4 The intent iS 4.4_all.,J 1,4.,.1J.,,".,1.,pfRe1,t
D'
c llc s c cc 4• 4 1S.49 Unit!;—PeF titrerkS an kT1El•'Rtk'e—ft'i--f•ri-vi4
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eA%4F0RlFleRt T1- 4 it l '4• 41 FleOF aFea 4:. 4, 0.21 and t 411n �
1 a-Eape FaEe .4' F 15 - n4 Design :4",n.-1a1-.a would also be :1.4.,.,1-,4.,.-1
Lam.—th,-- a' —Fe�Eainirto Ee �11iF�t�tll iEclle s 4 '
o
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n p I ,l:I no
of 15 4 •1 1 .1.a be ,.a V., .,1, nL 01101the -Lr ,4 edge,
Fc 1" 0 1 c Sccccir- ry and buffering,of adjacent uses 5"1 � .1�4 .,1,S an.a
J.,::.o .,.1, . 1, ,,..l
4, a .-. 1"d a1:.,be r . rl
'
campus '
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an ,a -4 1 -1 011:15, '1.11 fFOFR pubiiLz rigjIttj._,F_ d ,1,11441
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PerFnleter - ll 4.,. na:."i,iw;l 1.x.1.4.:,1 -it.,: bile 20Pe cent is
2
ADOPTED 84A8E87
U 1w
2 L
CxOMP�cR H N 1 E PLAR
C h a p t e r Land Use & Community '
E,.;,.ting residential ,;'1,la:,r)a.,.,.a_ „l.a be ed \ei,,,L,.,rh.,.,.a C�..-..,.,e,•r,.a tiOR
n ; s.
At a
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[.,rlaa., i. eRti al 106+
.11/=_76 distri:4 4.,r tl o—e t4„t . e L4ey.,1. ped Oil ,i_tellth .Cr, /r..ral residential
s Others may be identiiied O tl4e COURe Of the O •
LAND USE POLICIES
This plan The Huntsville Horizon Comprehensive Plan is intended to be used as a
policy framework to guide development and redevelopment in a manner that will
positively contribute to the community's character and, hence, economic
development, environmental sensitivity, and livability. Well-managed growth and
orderly development leads to more effective use of limited public funds in
providing adequate public services and needed capital improvements. Through
pro-active and effective land use planning, design, and regulation, the City may
fulfill its primary responsibility to promote the public health, safety and welfare of
the community and its residents.
The following Land Use policy statements indicate the City's intentions for
managing its future growth and development character. These policies reflect the
future vision of the community and its desired land use pattern.Together with the
recommendations outlined above, these policy statements will serve to guide
decision-making by the Planning & Zoning Commission and City Council as they
implement this Comprehensive Plan.
1. Development should not occur within tloodplains unless there is compliance
with stringent floodplain management practices to maintain adequate capacity
for storage and conveyance of flood waters.
ADOPTED 04AM F29�
i9U�`A.M .LcIVE LA_N
♦��C eM N IV PLAN 2
' Land Use & Community C h a p t e r
2. The Citv's land use pattern should focus new development and significant
redevelopment where adequate public services and utility capacity are already in
place or projected for improvement, including streets, water, wastewater and
drainage infrastructure.
3. Development should be focused first on vacant +;kick areas within the existing,
developed area and/or areas contiguous to the community's existing developed
area, and planned to occur sequentially outward as adequate facilities are
available.
4. Development patterns should provide for transitions and buffering between
various land use intensities. Where land uses of incompatible intensities abut,
there should be adequate bufferyards to separate them.
5. Residential areas should not be situated next to intense nonresidential uses
without provisions for increased separation and bufferyards. Less intense
nonresidential development may be appropriate next to residential development
with performance standards to mitigate adverse impacts.
6. Neighborhoods should be designed with a variety of housing types and sizes
thereby offering affordable living options in all areas.
7. Development form should be such that neighborhoods are highly walkable,
meaning there is a mixture of uses within convenient distance to where
automobiles are not essential for relatively short trips. Appropriate standards
should be in place to ensure the compatibility and visual cohesiveness of mixed-
use development,with provisions for buffering and impact mitigation.
S. New development or redevelopment on infill . ,..els-in developed areas should
maintain compatibility with existing uses and the prevailing land use pattern in
the area.
9. Areas of historic value should be maintained and enhanced in accordance with
preservation guidelines and development standards.
10. Multiple-family housing should be developed at a density and scale that is
compatible with the surrounding neighborhood and available utilities and
roadway capacity. Larger multi-family developments should be located on sites
with adequate space for off-street parking, accessory structures, and recreational
activity, and toward the edge of single-family residential areas where higher
traffic generation and taller building heights can be better accomodated.
11. Uses that commonly have moderate- to large-scale assemblies of people such as
churches, Funeral homes, membership organizations, and other institutions,
should be appropriately located on adequate-size parcels with sufficient space to
accommodate the off-street parking and accessory needs. Such uses should be
located so as to minimize any adverse or undue significant burden on adjacent or
3
ADOPTED ABS
uVi�V_ LE r1u�k1
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C h a p t e r Land Use & Community
adjoining land uses, as well as that portion of the street network.
12. Commercial development should be concentrated in nodes at major
intersections and other appropriate locations along highway frontages and
primary roadways, as opposed to scatterer{ and/or -strip" development, to
encourage more integrated and pedestrian-oriented commercial settings and to
maintain safe and efficient traffic flow on major roadways.
13. Smaller-scale neighborhood retail and service uses should be located at
intersections of collector and arterial streets and at the edge of logical
neighborhood areas — or within neighborhoods where suitable sites exist and
conditions are appropriate to balance compatibility with convenience.
14. Industrial activities should be conducted within enclosed structures, whenever
possible, and outdoor activities and/or storage should be properly screened
from public view.
15. Less intensive industrial and heavy commercial development should be
encouraged in high-quality business park settings(e.g., master-planned design,
enhanced building exteriors, increased landscaping and amenities, and more
open space).
16. Redevelopment of " abandoned industrial sites
should consider the nature and character of the existing adjacent development,
with adequate provisions and precautions so as not to cause undue impacts or
burdens. Where feasible, consideration should be given for reuse as public
open space.
17. The area around theexi�Municipal airport or any future airports should be
reserved for appropriate uses that are ,W•,.ted b ," Reise, iRclud4f+g
industfi,' Elev_lopwt t+t such as industrial development, that are less affected
by aircraft noise. Any development that encroaches into the defined noise area
should be of limited density and meet standards of construction for noise
reduction as well as any applicable height restrictions.
18. Development near community entrances should be suburban or rural in
character, or enhanced via regulations and standards if of ,.,diaFactef.The latter may be handled through overlay zoning provisions.
19. Development of land along area creeks and other water bodies and their
riparian edges should be sensitive to these natural resources. Spring and
wellhead areas, wetlands, and other environmentally sensitive or valuable
areas should also be reserved as natural areas and -greenbelt" preserves for
wildlife and recreation, whenever possible, and used as open space buffers
between incompatible land uses, whenever appropriate.
20. Space should be maintained adjacent to each significant natural drainage
ADOPTED 9418E831�
Lr I %,ff �
y2'yl 1ii�v i S' G t-tutr�LUn
McNSIV� PLAN
' Land Use & Community C h a p t e r
course so as to facilitate future development of walkways and trails in and
around the community.
Effective Plan Implementation and
Prudent Use of Development Regulations
Communities that are successful in achieving their vision are those that have
established a collective vision, formed consensus, and are committed to action.
Without this resolve, plans are largely ineffective and lack the support necessary to
realize the community's stated goals and objectives. Therefore, in order to achieve
desirable development outcomes, there must be a firm commitment to abide by the
Vis-,goals and recommendations of this plan.
The goals, objectives, policies and recommended actions are intended to provide the
guidance necessary to achieve the preferred type, pattern and density of future
development, as well as the envisioned character of the community. As conditions
change over time, the plan will require periodic review and amendment to continue
to reflect the City's economic development objectives, growth policies and
regulations,and other long-range planning considerations.
Directly associated with the implementation of this plaRthe Cc-o prehensive Etlan is
the enactment of appropriate incentives, standards and regulations to ensure
compliance with the City's policies and overall community vision. While regulations
impose certain restrictions on the use of land, in the interest of all persons and the
community as a whole, they are an essential component for realizing many of the
values and priorities expressed by individuals and groups during this planning
process. Regulations that are enacted must be reasonable, fair and equally applied—
and effective in achieving a specific public purpose. There must also be diligence in
their enforcement so as to
DRAFT
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C h a p t e r Land Use & Community '
this statement of future intent must be converted into land use policies and
development regulations that produce the desired outcomes, on a site-bv-site basis
as well as cumulatively over the longer term. A community character analvsis was
used to characterize existing development and to document the land use patterns
and design elements that form the character of individual developments and the
community as a whole. This approach allows the formulation of standards to
achieve the desired community character.
Most of the community
character types described below
are present in Huntsville with
,i�•�� I,�*�� ���, x �� �.: � varying degrees of significance, i
i as depicted in Figure 3.1,
Now NOMMMM-7
including:
♦ i rb;;;—central business
district (CBD) character
around the Downtown '
• • •
:-.1nificant land use feature in and around Huntsville. square and along some
adjacent streets;
♦ auto commercial nature of commercial development along the Interstate
43 corridor and lit' Street and, to a lesser extent, along other arterial roadways;
♦ ailto-11rhattsingle-family character of older, established neighborhoods with
smaller lots and homes in central Huntsville;
_♦ abito uFlbanmulti-family neia-hborhoods near the SHSU campus and north of
the I-43(1111 Street interchange, where apartment complexes and higher-density
housing are the dominant residential use;
• suburban character of areas such as Elkins Lake and other subdivisions to the
west of I-4-5, where single-family homes are situated on moderately-sized lots,
but are also near golf courses or other common open space that contributes to
the less intensive development setting;
♦ extensive acreage in and around the community devoted to institutional uses,
primarily by SHSU in the central city and TDCJ to the northwest and southeast;
♦ some areas of estate-scale properties scattered around the fringes of Huntsville;
♦ sparsely developed countryside and agricultural lands to the north and west of
Huntsville, as well as under TDCJ ownership and use;and
♦ natural areas within the Sam Houston National Forest to the south and east of
the community.
The range of community character types and their functions are as follows:
UFbGR Central Business District Character
ADOPTEDQV4919 3�
ii
A F2
.
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I'rb.;R Central Business District WBD4areas are historically the center of commerce,
goyerrmment, culture and entertainment in a community. The features that contribute
to ;R ,rh;Ra CBD character similar to that found in Downtown Huntsville are the
proximity of uses to the public ways, with little or no building setbacks, and a strong
pedestrian orientation at the sidewalk level. An urban center is designed with an
intensity of use to draw people into close contact, where congestion and personal
encounters are both expected and essential for a vibrant community center.
Iis;Central Business District CR9-spaces are Larchitectural,—" meaning that they
are enclosed by buildings. The width of a downtown street in relation to the height
of abutting structures is essential for creating a CBD environment. This
environment is formed in sections of Downtown where a two-story building face
abuts a moderately wide pedestrian pathway(sidewalk)and a roadway narrowed by
on-street parking.
Images of Huntsville's urban past
remain in the Downtown Ssquare and
the block faces around it. However, the
iirb;n—CBD character has been replaced :,
by an ,
auto 1�1:;4ncommercial character �F
on some nearby blocks as older
!
buildings have been removed and
streets have been widened over the
years to accommodate higher traffic
volumes and turning movements. An T�1
lmauto commercial character
begins to predominate as a result of a
single-story building heights, increased
building setbacks, parking lots abutting
the street right-of-way, and signage that .• • .
is oriented to the attention of the passing
automobile.
The core of Downtown Huntsville reflects aR whaRa CBD character as a result of its
high floor-to-site area ratios with zero setbacks along the street front, uses that are
common in today's downtown environments, and a mixed pedestrian and vehicular
orientation. The t,rb;;; CBD character could be further enhanced by an increase in
Population and employment density; extending the urban building form over a
larger area through infill development or redevelopment; raising the front facades of
one-story buildings when abutted by two-story buildings to either side; enhancing
the pedestrian orientation in a broader area with appropriately scaled streetscape
improvements, awnings or canopies, and projecting business signs; and creating
3
ADOPTED 94AGIG
3
•� tuvuaV�� r a7uku2�ty
MPR N NSIVE PLAN
C h a p to r Land Use & Community
public plazas and gathering areas. Downtown's••FCBD character could also be
nurtured by developing new buildings on existing parking lots, or with an elevated
parking structure with potential for retail uses on the first floor and offices or
residential units wrapped around the exterior.The height and scale of the buildings
along with zero or limited street setbacks, creation of pedestrian precincts and
public spaces, and an enhanced architectural appearance would facilitate an urban
feel.
The potential for a CBD- i; University district oo _
is intended to replicate these types of physical characteristics around - but not
necessarily on -campus, although the SHSU core campus area definitely has„
CBD features. This may be accomplished with higher residential densities and an
increased intensity of mixed use. To promote urban living and walking in close
proximity to the campus, taller
residential buildings should
have first-floor retail uses,
thereby offering convenient
- - services to student residents.
An urban-scaled -campus- J
town-environment could also
be created,being careful not to
o
directly compete with
Downtown, but offering
student hang-outs, a vending
depot, study areas, a book
store, campus health services,
. , and other needed outlets and
4 _ , services.
Auto-tea Commercial
Character
tr ce
In many communities that were shaped by the automobile era over the last century,
this character type can account for nearly all existing commercial and industrial
areas. It is most commonly associated with automobile-oriented retail
a
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Land Use & Community C h a p t e r
impervious surface devoted to buildings and parking lots, and increased building
enclosure.
"j The primary difference in i CBD and auto commercial aiI4
aim—characters is the rote of the automobile in its site
design. Rather than buildings oriented to the street, as in an
..FCBD setting like that found in Dotiyntown Huntsville, auto
commercial •as environments are characterizes{ by buildings
surrounded by parking lots with limited allowance for landscape
surfaces.
Although the development intensity of auto_ kifban ommercial
areas is usually less than that found within an urban setting, this
is commonly due to parcel size, lower land values and design
Auto-Urban Character(Residential) preference as opposed to development regulations. Auto WbaH
commercial uses require a significant amount of space for high
levels of automobile-related activity, particularly large surface parking lots and
service and loading areas, with multiple points of site ingress/egress. As a result,
buildings are constructed at the back of the site nearest neighboring uses and away
from their roadway frontage.This outcome is even more predictable in communities
with typical commercial zoning in which a minimum versus maximum front yard
isetback is established. Autos commercial uses also have a greater reliance on
site access, thereby adding to the number of driveways along the public street. The
result is expansive parking areas that dominate the front setback and, thus, the
character of the development and the overall visual scene.
The primary focus on accommodating the automobile, as is typical of much
contemporary development, is a primary determinant in the character of an auto_
t�a+�—commercial environment. Auto_ •I;—commercial uses, with very few
exceptions, consume more land for on-site circulation, parking and other vehicular
use areas than is covered by buildings, which commonly exceeds a two-to-one ratio.
This type of development design
demands large sites and proximity to a
high-volume arterial roadway, which
diminishes the importance of z,
architecture and results in reduced open
space and very often the elimination of
natural site features.
Suburban Character
This community character h pe is very
different from the arl-ii; arca,
3
MIT •• 5 •Lei-
IL' IVI6VMENIY N
2
� �� S E
Chater
p Land Use & Community
t CBD and auto commercial types. The distinguishing factors of a suburban
character are increased open space — both on individual sites and cumulatively
throughout a residential subdivision or other developed area — and the
preservation or installation of vegetation within and between developments, which
helps to create a more even balance between building mass and =green mass.''
Rather than creating a sense of enclosure by buildings, as in an urban environment,
trees and vegetation form a very different sense of enclosure.Therefore, open space
and vegetative cover are essential elements in creating a suburban environment.
The physical distinction between a suburban and UFba, (^F al•tO .jFbaR`70mmercial
character is the level of use intensiveness or magnitude of activity affecting
adjacent uses. Suburban environments are sought as relief from more intensive
urban settings, thereby leading to the popularity of contemporary neighborhoods
characterized by larger lots, privacy fences, and open areas.
Relative to other communities its size, Huntsville actually has only a few areas that
might be considered suburban given its historical growth trend and limited amount
of fringe, large-scale subdivision activity. Elkins Lake is perhaps the premier
example of suburban character within the Huntsville city limits.Suburban areas are
normally quite different from traditional neighborhoods due to their curvilinear
and less interconnected street patterns; contemporary "box-like
y I.-41 WII-Al t i`1LIiiiL A
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This is an important consideration in the design of new
subdivisions - and for the protection and sustainability of
�.r neighborhoods and residential property values - in terms of
whether such developments rely on adjacent land or
P
incorporate permanent open space to sustain their original
P P P o
character. One means of achieving this character so desired by
suburban and rural residents is clustered development, which
maintains an equal or higher overall development density
while preserving permanent open space.
Estate Character
r.
This special type of suburban character is not common in
zx Huntsville although examples are found around its periphery.
• ' • • An estate character requires low-density development on
larger properties (typically one acre or larger), thereby
producing a visual openness. Through these larger lot sizes, open space and
vegetation are intended to be the more dominate views, while the buildings are to be
apparent,yet secondary to the landscape. Depending upon the size of the home and
its percent of coverage and location on the lot, the estate character may resemble a
larger version of the typical suburban character. To achieve an estate character, the
design of such subdivisions must intentionally seek to imitate more rural areas
through the use of rural street sections without sidewalks, vast open space
throughout the development, the use of rural fence types and/or hedgerows to divide
properties, the preservation or planting of native vegetation along property
boundaries, and generous building setbacks on all sides.
Rural Character
This character class includes three types: countryside, agricultural and natural.
Much of the area surrounding Huntsville is typical of a rural character given the
prevailing agricultural and forested landscape, with scattered homesteads and other
development. Similar to the transition from urban to suburban character, the visible
distinction of rural character is the importance of the natural landscape, rather than
buildings, as the dominant visual feature.
Agricultural activities and undisturbed natural areas
are the dominant land use rather than conventional
suburban and estate residential developments.
Formatted:
Countryside Character i Font: 11 pt,
Mot Italic
This type of rural character includes sparse
residential acreages, which are often in ex-urban
F3�
Countryside Character
r. ItiIMVILLG 11UNI/-UN
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C h a p t e r Land Use & Community '
areas bevon.d the cite limit; where the first signs of suuburbanization are present.
Examples of a countryside character may be seen in some outlying areas around
Huntsville, where dwellings are on larger acreages. The common fate of such areas
is eventual conversion to a suburban estate (more dense) character as additional
acreages are developed in near proximity. Very low intensities (minimum five-acre
lot size) are needed to preserve a countryside character, which can be achieved by
vegetative screening and locating homes where thev are less visible. This character
type may be sustained through stringent limits on minimum lot sizes or permanent
protection of prime agricultural land and open space.
Agricultural Character I Formatted: Font: 11 pt,Not Italic
The character of this rural area type is defined by agricultural use, where homes are 1
clearly accessory and secondary. Agriculture may also be a dominant land use in
countryside areas, which accommodates a rural residential lifestyle while allowing
agricultural use to continue. But in the more rural areas agricultural operations are
intended as nearly the sole use. The landscape is accented by farmsteads, barns,
fences lining farm fields and livestock areas, and a virtually unbroken horizon, all
of which contribute to its rural character.
It is also important to note the lar_e amount of timber land in and around
Huntsville as part of the agricultural character. While many of the surrounding
timber lands are a part of the Sam Houston National Forest, there is a significant
private interest in timber both through production and processing in and around
Huntsville.
Formatted:Font: 11 pt
Natural Character
�. ' Formatted:Font: 11 pt,Not Italic
Natural areas are constrained
�>
-; for development due to
features such as streams and
:3 tloodplains, high water table,
depth of bedrock, severe
slopes, and densely vegetated
.. - areas. Certain lands around
Huntsville are flood-prone
and/or located within the Sam
Houston National Forest.
atural Charcicter
ADOPTED QQIQjo� 3�