City Council March 5, 2013 Planning

City CouncilMarch 5, 2013

Zone Change

Z 13-06: City of San Angelo Development Corporation• A request for a zone change from Light Manufacturing (ML)

to Heavy Manufacturing (MH) to allow for activities allowed within MH zoning districts, on the following property:

• 1020, 1030, & 1040 Gateway Drive, located east of the intersection of Gateway Drive and FM 380; more specially occupying the Gateway Addition, Section 1, Block 3, Lots 1 and 2 and Tract A, in Section 1 being a 20.059 acres, in northeast San Angelo.

One (1) notification was sent and returned in opposition.

Aerial Map

Photographs of Subject PropertyLooking East at the Subject Property from

Gateway Drive

Photographs of Subject PropertyLooking East at the Subject Property

Photographs of Subject PropertyLooking East along FM 380

Photographs of Subject PropertyLooking West along FM 380

Looking North at the Subject Property from FM 380

OptionsIn considering this application, the Council may:• Approve the proposed zone change as presented; or

• Remand the application back to Planning Commission for further discussion, in which case another public hearing will need to be scheduled; or

• Deny the proposed zone change.

Staff Recommendation• Planning staff recommends approving the proposed

zone change request.

• Planning Commission recommended approval of this request by a vote of 4-1 on February 18, 2013.

History & BackgroundGeneral Information• Light Manufacturing (ML) zoning;

• Vacant open land;

• Annexed in 1997;

• Only ML zoning in the area; and

• Open space – light to heavy brush, Angelo Achieves, vacant distribution center and Lucas Oil Track.

Criteria of Application• Compatible with Plans and Policies

• Consistent with Zoning Ordinance

• Compatible with Surrounding Area

• Changed Conditions

• Effect on Natural Environment

• Community Need

Criteria of Application• Development Patterns

Analysis – Basis for Recommendation• Complies with the Vision Plan which calls for ‘Industrial’

• Although lots to the south are envisioned for neighborhood development, no residences exist along FM 280 or anywhere within 3/4 of mile of the site.

• For some time, the area has been planned and dedicated for intense industrial uses.

• Clustering high intensive uses into isolated areas follows the goal of the Comp Plan – diminishes the potential for any unforeseen negative impacts

• Loud noises and the occasional odd smells emitting from the site will not likely bother neighboring property, given their distance from the site.

Analysis – Basis for Recommendation• In terms of allowed uses ML and MH are similar – MH

allows for heavy manufacturing and production• In ML zoning, no vibration can be produced which are

transmitted through the ground at any point beyond the lot line.

• There are also measures to reduce noise and emission of airborne particles – conceivably in MH these uses may be allowed such limitations do not apply.

• MH zoning allows for greater flexibility in the intent as it relates to intensity and the level of noxious uses allowed.

Analysis – Basis for Recommendation• Depending on the intensity of the uses, the transition may

have an effect on the natural environment• The site measures over 2,300 feet from any significant

water feature – the nearest is the Concho River, which flows west to east (away from the city)

• This is one of the most isolated and undeveloped areas of the city• Allows for opportunities to develop the site for the most

intensive uses, with the least potential impacts • Provides opportunities to develop areas for heavy

industrial within the city limits serves a community need

Analysis – Basis for Recommendation• The site is not directing abutting to N Loop 306, rather

separated by a sizeable 55 acre tract of land zoned for ML – which provides a suitable buffer for passing motorist on the major highway

• The site provides quick access to highways and points outside the city• There are not many areas in the city that are isolated

from residences that provide such access to a highway, vital in the manufacturing field

• The property is positioned nearly 2,000 feet the city limits to the east.

Awning ApprovalTexas Theatre of San Angelo• A request to allow for an awning to extend within the public

right-of-way of the following property:

• 212 South Irving Street, located southeast of the intersection of South Irving Street and West Twohig Avenue; more specially occupying the San Angelo Addition, Block 2, Lot 18 & West 3.11 FT of Lot 17, in central San Angelo.

No notifications were required with this request.

General Map

Site Map

Aerial Map

Looking North along S Irving Street

Looking at the Subject Property from S Irving Street

Looking South along S Irving Street

OptionsIn considering this application, the Council may:• Approve the request to place an awning in the public

right-of-way; or

• Deny the request to place an awning in the public right-of-way.

Staff RecommendationCity staff recommends approving the awning request.

History & BackgroundGeneral Information• The lot is zoned CBD;

• The building was constructed around 1944;

• CBD zoning in the area; and

• Vehicle repair, offices, theater, vacant lots and surface parking are the surrounding uses.

Analysis – Basis for Recommendation• Location within the Central Business District;

• Proposal will serve as an architectural feature for the building;

• Provides cover from outside elements of rains and direct sun exposure;

• The structure will be structurally sound and allows for pedestrians to safely navigate from end to end; and

• The area is relatively flat and free of visual obstructions.

Proposed Conditions• Placement of the awning must reflect the rendering

provided to staff upon submittal of this application.

Zone Change

Z13-02 Debbie Clark• A request for approval of a zone change from Single-

Family Residential (RS-1) to Two-Family Residential (RS-2) to specifically allow for “Household Living” as allowed in RS-2 zoning districts on the following property:

• 2008 Beacon Street, located on the northeast corner of the intersection of Beacon Street and Montague Avenue. This property specifically occupied the Avondale Addition, Block 10, Lots 15-20, in central San Angelo.

Twenty-two (22) notifications were sent, 3 in favor.

Overview map

Map

Aerial photo

Aerial photo

Aerial photo

Subject Property looking north from Beacon Street

Residence northeast of subject property

Subject property looking north from Beacon Street

OptionsIn considering this application, the Council may:

• Approve the proposed zone change as presented; or




zone change.

• Planning Commission recommended approval of this request by a vote of 5-0 on January 28, 2013.

History & BackgroundGeneral Information

• Currently Single-Family Residential (RS-1)

• Vacant property/vacant residence.

• Residential and vacant properties surrounding subject property.

• Residential zoning since 1949; no zoning changes to immediate area.

Criteria for Approval

• Compatible with Plans and Policies






• Community Need

• Development Patterns

Analysis – Basis for Recommendation• Intent of applicant is to convert an existing house into a duplex.

• RS-1 change to RS-2 slight. The difference is that this change allows a two-family residence or accessory building on the property.

• Comprehensive Plan calls for a mix in housing stock in proximity to commercial zones- addresses a community need.

• Currently RS-2 nearby with a duplex to the west on Beacon Street, mobile to the east- these illustrate precedence by City Council to allow a mix of housing.

Analysis – Basis for Recommendation• Due to the size of the subject area, conditions would change

only slightly in the long run than what currently exists with regard to residential traffic. Any other more intense use would not be allowed.

• The Vision Plan calls for “Neighborhood” with a “Transitional” zoning district to the south side of Beacon Street as a buffer.

• Two parking spaces per dwelling per Section 511 of the Zoning Ordinance may cause some storm water runoff; any new development would, as well.

• Neighbors would most likely not be affected by runoff.

Analysis – Basis for Recommendation• Staff feels a minor change in land use through a rezoning here

fits in with the Vision Plan, so development pattern is consistent.

• Smart Growth in action here. This is a walk-able ½ mile radius + or - neighborhood with an elementary school to the north, Producer’s Park and a restaurant at the stockyards to the NW.

• Zone change could have a positive impact on the area by encouraging future residential development; all in line with Comprehensive Plan.

Zone Change

Z 13-03: Tom Green County• A request for approval of a zone change from Single-Family

Residential (RS-1) to Neighborhood Commercial (CN) to specifically allow for commercial opportunities as allowed in CN zoning districts on the following property:

• 318 North Bell Street, located on the northeast corner of the intersection of North Bell Street and Spaulding Street. This property specifically occupies the Bell Addition, Block 9, 2.35 acres in the southwest corner of Block 9, in north central San Angelo.

Seventeen (17) Notifications sent. None received

Overview map

Map

Aerial photo

Looking northwest from the subject property

Looking south from the subject property

Looking east from the subject property





Staff Recommendation• City staff recommends approving the proposed zone

change

• Planning Commission recommended approval of this request by a vote of 5-0 on January 28, 2013

History & BackgroundGeneral Information• Area Residential in nature, intense uses on Pulliam

• CN, CG/CH and RS-1 zoning in the area;

• County Offices, churches; and

• SP 200 allowed for a welfare building on the property.








• Community Need


Analysis – Basis for Recommendation• Within the Comprehensive Plan, Goal 3 of

“Neighborhoods” is to “improve the relationship between adjacent commercial and residential properties”. CG/CH zoning currently borders the RS-1 properties, a CN zoning would be a more suitable and less harsh buffer between the two.

• “Rezone or remove any CG/CH zoning from adjacent to existing neighborhoods."

Analysis – Basis for Recommendation• Consistent with the City’s plans, policies, and

ordinances;

• Compatible with the surrounding area;

• Follows development patterns of City;

• Little anticipated effect on the natural environment;

Analysis – Basis for Recommendation• Neighborhood oriented business(es) great fit in CN

zoning given the characteristics of the area;

• Provide a buffer from the CG/CH zoning on Pulliam;

• Area is in need of neighborhood serving businesses and is a well established area;

• Will allow walkable development that is highly in-line with the goals of the Comprehensive Plan.

Zone Change

Z13-04: Abel Fernandez• A request for approval of a zone change from Single-

Family Residential (RS-1) to Neighborhood Commercial (CN) to specifically allow for commercial opportunities as allowed in CN zoning districts on the following property:

• 1006 East 14th Street, located approximately 170 feet from the northeast intersection at East 14th Street and Wade Street. This property specifically occupies the Exall Addition, Block 9, Lot 8 Exc. West 88.7’, in north central San Angelo.

Thirteen (13) notifications were sent, none returned.

Overview map

Overview map

Overview map

Overview map

Subject property looking north from E. 14th St.

Subject Property north from E. 14th St.

Eastern section of subject property






zone change.

• Planning Commission recommended approval of this request by a vote of 5-0 on January 28, 2013


• Currently Single-Family Residential (RS-1)

• Vacant residence.

• Single-family residential and vacant lots in areas surrounding subject property.

• Residential as early as 1939.

Criteria for Approval• Compatible with Plans and Policies





• Community Need


Analysis – Basis for Recommendation• Location of subject property on fringe of RS-1.

• Applicant wants zoning for a tax services business.

• Several zoning districts lie within ½ mile of the subject property providing neighborhood services such as restaurants and car repair shops interspersed with more intense land uses more industrial in nature which are located within the CG/CH zones to the north.

• A CN zoning district here would be compatible with plans & policies in place for the community.

Analysis – Basis for Recommendation

• Vision Plan calls for “Neighborhood” which includes the concept of low impact businesses that can serve area residents.

• CN is the least intense of commercial zoning; serves to provide a buffer between residential and higher impact commercial zoning.

• Small lot size limits businesses that could locate on the subject property; an inherent form of land use management here.

• Zone change triggers placement of a 6 foot opaque fence between residence to the west.

Analysis – Basis for Recommendation• Low density commercial would be a potential asset to the

surrounding neighborhood both short and long term.

• No need to amend the Comprehensive Plan (or Vision Map, either) with this zone change.

• Natural environment minimally impacted; allowable low impact commercial uses plus the small lot should not cause storm water runoff to be an issue nor noise and odors associated with heavier commercial uses.

• Businesses allowed in CN include small new or used retail sales and services businesses such as product repair.

Analysis – Basis for Recommendation• Staff feels proposed zoning will create an orderly development

pattern consistent with surrounding area.

• This zoning promotes infill as vacant residence on property is repurposed into an office.

• Goals of infill and walk-able development are highly in line with Comprehensive Plan and in harmony with the neighborhood.

• This potential zone change could aid in future area development.

Planned Development

PD 13-01: West Company/ Granger Macdonald• A request for approval of a zone change from a combination of

Single-Family Residential (RS-1) and General Commercial (CG) to Planned Development (PD) to specifically allow for multi-family living and a lease house /amenity center on the following property:

• an unaddressed 9.8 acre property, located directly west of the intersection of Northwest Drive and Green Hill Road. The property specifically occupies a proposed Second Replat of Arden Acres, Section Three, Block 3, Tract 3 in western San Angelo.

One notification was sent, none were returned

Overview map

Map

Aerial photo

Looking north across the subject property

Looking northeast from the subject property

Looking west across the subject property

OptionsIn considering this application, the Council may:• approve the proposed zone change as presented;


• modify the conditions to those believed to be more appropriate; or

• deny the proposed zone change.

Recommendation• City staff recommends approving the proposed

Planned Development District subject to the conditions of the accompanying ordinance.

• Planning Commission approved this request by a 5-0 vote on February 18, 2013.

History & BackgroundGeneral Information• Area is generally undeveloped

• Residences in the distance & open space readily present;

• CG, CH and RS-1 zoning in the area;

• Ball fields to the west & undeveloped property; and

• Area Annexed in 1997.








• Community Need


Analysis – Basis for Recommendation"Improve relationship between adjacent commercial and residential land use adjacencies." One action step of this goal states that (the city should), " Require a buffer separating commercial, industrial, or agricultural zoned lands from neighborhoods. This buffer may be an intermediate “mixed-use” zone, a landscape buffer, or public right-of-way.”

"Establish transition areas between commercial areas and nearby neighborhoods."

Analysis – Basis for RecommendationZoning Ordinance Section 306“promote the efficient use of land”

“allow diversification of uses, structures, and open spaces”

“promote flexibility of design in a manner compatible with…adjacent properties”

Analysis – Basis for Recommendation• Compatible with Area and Plans/Policies of the City

• Traffic capabilities of area• Provides a transition into the neighborhood

• Transitioning uses and buffering neighborhoods is highly consistent with the Zoning Ordinance• PD is the most predictable type of development

• Compatible with the surrounding area• Infill development• High mixed use potential

Analysis – Basis for Recommendation• Effects on natural environment being addressed

• Storm Water mitigation• Household living much less intense than commercial

• Project is serving a community need• Diverse mix of housing opportunities• Transitioning into an envisioned neighborhood

development

• Consistent with the development patterns of the area


Proposed PD ordinance:• Only allows for multi-family living and a lease

house/amenity center with related accessory uses• Development in accordance with:

• Proposed site plan• Built with materials and colors as approved in Urban

Design Review 13-01• Signage matching the materials of the dwelling units

• Sidewalks

Zone Change

Z13-07 COSA Planning• A request for approval of a zone change from Planned

Development (PD) to Single- Family Residential (RS-1) to specifically allow for “Household Living” as allowed in RS-1 zoning districts on the following property:

• An unaddressed tract of land located at the southwest end of Twin Mountain Drive. This property specifically occupies approximately 24 acres of the G. Maurer Survey 0182, Abstract 1649, west of Sections One-A and One-B of The Homestead Additions, in southwest San Angelo.

• Thirteen (13) notifications were sent, 2 returned, in favor.

Overview map

Map

Aerial photo

Aerial photo

Aerial photo

Looking east from dead-end of Twin Mountain Drive

Looking south from Twin Mountain Drive at NE section of property

Looking West from Twin Mountain Drive

Subject Property looking west from Lydian Court

Subject property looking southeast from Lydian Court

OptionsIn considering this application, the Council may:• approve the proposed zone change as presented;


• modify the conditions to those believed to be more appropriate; or

• deny the proposed zone change.

Recommendation• City staff recommends approving the proposed zone

change.

• Planning Commission approved this request by a 5-0 vote on February 18, 2013.


• Currently remnant of a Planned Development (PD)

• Undeveloped property

• Residential and vacant properties surround subject property.

• Annexed in April, 2006 and zoned R&E. Rezoned as PD in June 2006.

Criteria for ApprovalWhether and the extent to which the proposal is:

• Compatible with plans and polices • Consistent with Zoning Ordinance• Compatible with surrounding area.• Changed conditions• Effect on natural environment• Community need• Development patterns

Analysis – Basis for Recommendation• Remaining section of a PD. Original plan called for a

gated community, Homeowner’s Association and with additional amenities. Other area sections rezoned RS-1 from original PD on January 17, 2012 (Z11-23 &Z11-24).

• PDs are basically a development agreement where approved plans should not change – Developer went out of business and bank did not want to adhere to plan.

Analysis – Basis for Recommendation• Zoning Ordinance Section 210.H.1: “No building permit

may be issued and no construction or development requiring a building permit and situated within a PD District may commence unless a site plan has been approved for that phase of the project that is consistent with the approved concept plan.”

• Rezone to RS-1 corrects changed conditions and would keep this area more consistent with surrounding zoning and Vision Plan. The Vision Plan calls for “Neighborhood.”

Analysis – Basis for Recommendation• Leaving PD “as is” would make development nearly

impossible since land transactions may be less attractive to prospective buyers who would want to use their own plans.

• New developers and homeowners may not be able to or not want to contribute ($) to required common areas originally envisioned for the PD.

• Residential opportunities still continue to address community need for housing, and…

Analysis – Basis for Recommendation• Community need also met by not requiring area

residents to pay Homeowner Assoc. fees and for amenities.

• Rezone allows for a mix of development concepts allowing for more diverse home stock.

• Recent development has yielded in thoughtful and consistent development patters on surrounding properties recently rezoned RS-1 from PD- exactly what the Zoning Ordinance seeks to create.


• Environmental impacts from RS-1 zoning would be similar to PD. All subdivisions reviewed by City which will help monitor possible environmental impacts.

• No chance of over-development. All development has to adhere to RS-1 development standards, ensuring consistency.

Documents

City Council March 5, 2013 Planning