by ANDY SEVILLA
Kyle is set to implement development standards on the I-35 Overlay District which are tasked with keeping growth in line with the Comprehensive Master Plan by providing developers with unequivocal design standards for future projects.
The changes, if implemented, will affect only new non-residential development within the I-35 Overlay District and are intended to be concise and user-friendly.
The development review process is intended to be “predictable and flexible,” and will facilitate timely approval of projects that conform to the general development principles for I-35, city documents state.
“The true intent of this ordinance is to provide consistency with regards to standards, consistency for the public to know what to expect in terms of development standards along the interstate, (and) for the public (and) for the development community to have some standards when they come in (to the city) that can say ‘these are the requirements for development,’” said City Planning Director Sofia Nelson.
The city adopted the I-35 Overlay District in 2002 and it covers all real property within 1,500 feet of the outer most edge of the highway’s right-of-way from the northernmost to the southernmost city limit boundaries.
Nelson said there has been some concern about the proposed ordinance because of properties that have already been platted or have an approved site plan. Nelson said that if that were the case then the developers will not have to meet the proposed development standards for the I-35 Overlay District.
The stated purpose of the development standards are “intended to implement the vision, goals, policies and objectives outlined in the Comprehensive Master Plan” which Kyle adopted in 2010, city documents state.
Presently, a conditional use permit (CUP) is required before the construction of any new structure for commercial, retail, or business use within the overlay district. The CUP requires the property owner to submit a color rendering of the proposed development and requires a public hearing before the Planning and Zoning Commission (P&Z) and the city council.
Because there are not any specific development standards presently in place in the overlay district, the city council can add conditions and requirements to proposed developments in an effort to adhere to the master plan.
City documents state that the proposed legislation would establish straightforward standards for development while providing developers with several options to meet the requirements of the code.
The proposed development standards’ requirements will ensure developments do not turn their back on streets; roads and sidewalks will provide a connected network with several pedestrian and vehicular routes; and building facades will create visual interest through horizontal and vertical articulation with windows, multiple entrances facing streets and sidewalks, and minimizing blank walls.
The standards also call for a 25-foot landscape buffer between I-35 and parking lots, and a minimum five-foot sidewalk will be required along all public streets. Screening will be necessary for loading areas, mechanical equipment, and waste and recycling disposal areas. All new utility lines must be placed underground and there are specifications regarding water bodies and detention/retention areas.
The development standards also have tight building requirements that call for a minimum of 90 percent masonry walls for all buildings constructed. The city has defined masonry to include, brick, natural stone, concrete masonry units, stucco/plaster/synthetic stucco to be used in detail applications only, and concrete sandblasted, textured and painted.
All commercial developments will also have to incorporate open spaces on-site that are designed to provide a variety of accessible and inviting areas for outdoor dining, socializing and relaxing in commercial areas and to enhance the pedestrian environment.
P&Z will hold a public hearing on the matter on Oct. 23 and will postpone any action until their Nov. 27 meeting where they will make a recommendation to council.
City council will also hold a public hearing on the I-35 Overlay District ordinance on Nov. 6 and could take the issue up for a vote in December.
