City council january 8, 2013 Planning2

City CouncilJanuary 8, 2013

Conditional Use

CU12-14: JP-RH, LLC.• An appeal of the denial of the original request or a

Conditional Use to specifically allow for “Household Living” as defined in Section 313.B of the Zoning Ordinance on the following property:

• An unaddressed tract of land on the northwest corner of Knickerbocker Road and Valleyview Boulevard. This Conditional Use will occupy the Southland Hills Addition, Section Four, Block 51, on proposed lots 3 through 10 in south central San Angelo.

• Thirty-one (31) notifications were sent, five in favor.

Zoning Map

Aerial Map

Subject Property looking North from Valleyview Boulevard

Residences North of subject property from Oak Hills Drive

Residences and Business looking Northeast across Oak Hills Drive from

subject property

Looking South of Valleyview Boulevard from Subject Property

Looking East from subject property beyond Knickerbocker Road

Looking West from subject property across alley

Intersection of Knickerbocker Road and Valleyview Boulevard looking West from Stripes’ Parking Lot

OptionsIn considering this application, the City Council may:

• Overturn the Planning Commission’s decision, and approve this Conditional Use request, consistent with the staff recommendation, which would allow for the “Household Living” in a CG Zoning District; or

• Uphold the Planning Commission’s decision, and deny this Conditional Use request and not allow “Household Living” in a CG Zoning District.

Staff Recommendation• Planning staff recommends approving this Conditional

Use request.

• On November 19, 2012, the Planning Commission denied this request by a unanimous vote of 6-0

History & BackgroundGeneral Information• General Commercial (CG);

• Vacant property;

• RS-1, CG, RM-1 zoning in the area including Single-family Residential dwellings, Stripes,

Raintree Apartments, Bank of San Angelo, Emeritus senior facility, Lace & Co Realty, Allstate, Acacia Day Spa and JBA Diversified Holdings.

Criteria of ApplicationIn order to approve this request, City Council members are

first required to consider the following criteria:

• Compatible with Plans and Policies

• Consistent with Zoning Ordinance

• Compatible with Surrounding Area

• Changed Conditions

Criteria of Application• Effect on Natural Environment

• Community Need

• Development Patterns

Analysis – Basis for Recommendation• The Planning Commission approved the replat for this

property earlier in the meeting on November 19, 2012.• They later heard Planning staff’s recommendation to

approve this CU request to allow for “Household Living” on a parcel currently zoned CG.

• Lots 3-10 are oriented on the west side of the property.• A proposed street is to be plaved down the center of

the property, running north to south, providing a main access to lots 3-10.

Analysis – Basis for Recommendation• Planning Staff received favorable letter from

neighboring properties.• Several neighbors attending the November 19, 2012

meeting spoke against the request. • The Planning Commission denied the CU request with

a 6-0 vote.• Staff continues to feel that a CU is consistent with

development patterns and conforms to the Zoning Ordinance.

Analysis – Basis for Recommendation

• This CU request is also in accordance with the Comprehensive Plan by providing a right-of-way that separates uses and keeps commercial traffic from traveling through the center of the block; and

• Meets the required setbacks and development standards, providing a gentler transition between zones.

• The Zoning Ordinance calls for screening in CG zones.

Analysis – Basis for Recommendation• Overall proposal will provide a street between commercial

and residential uses (as opposed to an alleyway) which will provide a transitional buffer from CG to residential.

• Proposal will have minimal impacts on traffic circulation. Knickerbocker Road, as an important thoroughfare, is capable of handling increased traffic as is Valleyview Boulevard.

• Additional noise and visual impacts will be minimized by screening requirements and ensures compatibility.

Analysis – Basis for Recommendation• There is no wildlife on the property and no other

environmental concerns exist. Storm water runoff will be less than if area was entirely commercial and mostly paved.

• The Comprehensive Plan identifies better transitions between zones, particularly neighborhoods, as a community need. The development could provide a community need through increased housing, and;

• Provides a logical layout as an orderly development pattern which follows the Vision Plan map.

Analysis – Basis for Recommendation

• Provides a logical layout as an orderly development pattern which follows the Vision Plan map.

Zone Change

Z 12–17: CSA Materials• A request for approval of a zone change from Ranch & Estate (R&E)

to Heavy Manufacturing (MH) to specifically allow “Manufacturing & Production” as defined in Section 316.B of the Zoning Ordinance on the following property:

• 3560 and 3578 Smith Boulevard, and 3744 and 3844 Porter Henderson Drive, collectively occupying a 92.768 acre tract near Smith Boulevard and Porter Henderson Drive, more specifically occupying the Paul Gregory Addition, Section 3, Tract H, the Paul Gregory Addition Section 2, Tracts E and F, and previously-vacated portions of Smith Boulevard and M.H. Morgan Trail in northeast San Angelo.

Thirteen (13) notifications were sent. None were received.

Aerial Map

Photographs of Subject PropertyLooking west at subject property from Smith

Photographs of Subject PropertyLooking west at subject property from Porter Henderson

Photographs of Subject PropertyLooking east on Tractor Trail from Smith

OptionsIn considering this application, the Council may:

• Approve the proposed zone change as presented; or

• Remand the application to Planning Commission; or

• Deny the proposed zone change.

Recommendation

• Planning staff recommends approving the proposed zone change.

• Planning Commission recommended approval of this request by a vote of 5-0 on December 17, 2012.

History & BackgroundGeneral Information• Ranch & Estate (R&E) zoning;

• Default holding zone for new annexations

• Vacant parcels, businesses, industrial uses;

• Annexed in December of 2011

Criteria of Application• Compatible with Plans and Policies

• Consistent with Zoning Ordinance

• Compatible with Surrounding Area

• Changed Conditions

Criteria of Application• Effect on Natural Environment

• Community Need

• Development Patterns

Analysis – Basis for Recommendation• "Organize LULUs (Locally Undesirable Land Uses)

into clusters.”… isolated areas will minimize negative effects on residential areas, while balancing access to these businesses within the region, rather than putting all of them into one location.“

• “Require a buffer separating commercial, industrial, or agricultural zoned lands from neighborhoods.”

• “Establish transition areas between commercial areas and nearby neighborhoods.”

Analysis – Basis for Recommendation• Consistent and compatible with the “Vision Plan” Map

for the area;

• Isolated from highway and residential properties;

• Consistent with development patterns;

• Intense uses will not detrimentally effect nearby properties;

Analysis – Basis for Recommendation• Vision Plan map of the 2009 Comprehensive Plan;

• Compatible with Zoning Ordinance Intent;

• Neighboring Properties are predominately vacant;

• Majority of existing uses are industrial in nature.

Zone Change

Z 12-18: David Mazur & Z 12-19: COSA Planning• A request for approval of a zone change from General

Commercial/Heavy Commercial (CG/CH) to Central Business District (CBD), to allow "household living" - AND - a request for approval of a zone change from General Commercial/Heavy Commercial (CG/CH) to Central Business District (CBD), to maintain a contiguous boundary for CBD zoning and in recognition of the historical type of development on the following properties:

Zone Change

• Evenly addressed properties on the east side of the 300 block of North Chadbourne between East 4th and East 3rd Streets, more specifically occupying the Kleck Subdivision, Block 2, Lots 11-12 & Lots 16 - 17 in downtown San Angelo.

Eighteen (18) notifications sent. 4 received in favor, none in opposition.

Zoning Map

Aerial Map

Photographs of Subject PropertyLooking east at on East 3rd Street

Photographs of Subject PropertyLooking north on N. Chadbourne from East 3rd Street

Photographs of Subject PropertyLooking west on East 3rd Street

Photographs of Subject PropertyLooking south on N. Chadbourne from 3rd Street

Photographs of Subject PropertyLooking east at the subject properties

Photographs of Subject PropertyLooking west across N. Chadbourne

OptionsIn considering this application, the Council may:

• Approve the proposed zone change as presented; or

• Remand the application to Planning Commission; or

• Deny the proposed zone change.

Recommendation

• Planning staff recommends approving the proposed zone changes.

• Planning Commission recommended approval of both requests by a vote of 5-0 on December 17, 2012

History & BackgroundGeneral Information• General Commercial/Heavy Commercial (CG/CH)

Zoning;

• Vacant buildings, retail uses, display spaces;

• Historical Character readily prevalent in the area; and

• Past CBD Expansion.

Criteria of Application• Compatible with Plans and Policies

• Consistent with Zoning Ordinance

• Compatible with Surrounding Area

• Changed Conditions

Criteria of Application• Effect on Natural Environment

• Community Need

• Development Patterns

Analysis – Basis for Recommendation• "There is a place where “traffic” and “congestion” are

welcome, where there is a need for more traffic, where commuting times rise slightly, and that place is -- downtown. The success of a downtown depends on hustle and bustle. People are attracted to it and businesses thrive in it. Potential exists in the community for roads to be narrowed, sidewalks added, street trees incorporated, on-street parking configured and the experience created."

Analysis – Basis for Recommendation• "Eliminate CG/CH zoning inappropriate and

incompatible within downtown, encouraging many of the more intensive business-to-business uses allowed therein to relocate into commercial and industrial areas as designated on the Vision Plan map."

• The downtown section of the 2009 Comprehensive Plan update states "Encourage, participate in, and streamline the process for renovating historic structures into unique residential opportunities."

Analysis – Basis for Recommendation• Goal one of the Downtown Section of the

Comprehensive Plan is to, "Increase the permanent downtown residential population of downtown San Angelo.“

• "Downtown is the strongest point of reference for San Angelo. Including the riverfront, it is considered the “heart” of the community. As such, the City appropriately mandated that this strategic plan update include an emphasis on restoring and stabilizing Downtown

Analysis – Basis for Recommendation• Consistent with Comprehensive Plan & Zoning

Ordinance;

• Compatible with the surrounding area;

• Initially recommended during CBD expansion;• Historical character & development

• Consistent with the Development Patterns of the area;

Analysis – Basis for Recommendation• Meets development goals of the “Downtown” Section

of the Comprehensive Plan;• Increase permanent residential population downtown• Encourage re-development of historical properties

• Industrial uses allowed through Conditional Use; • Promote “Downtown” goals of Comprehensive Plan

• Little to no additional impact on the natural environment;