1. City Council
January 8, 2013

2. Annexation for Petition
Discussion and consideration of petition seeking
annexation (to San Angelo’s City limits) of certain
properties situated immediately west/southwest of San
Angelo and encompassing a vacant 8.995 acre tract
extending northwest from Mills Pass Drive, and located
east of the Community of Faith subdivision and
southwest of the Sam's Club Addition

3. Petition for Annexation

5. Petition for Annexation (cont.)
• This area is immediately adjacent to a residential
subdivision, known as the Prestonwood Addition;
• This addition was annexed to the city in 2008;
• This addition contains both traditional single-family
residences and zero lot line homes;

6. Petition for Annexation (cont.)
• If the petition is accepted, staff will work up an analysis
& recommendation regarding the annexation, after the
required public hearings are held;
• Chapter 43.028 of the Local Government Code
authorizes cities to annex sparsely occupied areas
upon petition;
• Accepting the petition does not commit the city to
actually annexing all or part of the land, but
rather, allows the city to hear comments & allow the
proponent to make their case by initiating a series of
public hearings;

7. Petition for annexation (cont.)
• Proposed schedule:
• First public hearing: January 8, 2013
• Second public hearing: January 22, 2013
• Introduction of ordinance: February 5, 2013
• Final reading of ordinance: February 19, 2013

8. Annexation
• First public hearing of comments for and against annexation of
certain properties situated immediately west/southwest of San
Angelo and encompassing a vacant 20.00 acre tract located at
the southern corner of the intersection of U.S. Highway 67
(Sherwood Way) and a southward projection of Appaloosa Trail

12. Proposed Schedule
annexation calendar (no special meetings needed)
first public hearing December 18, 2012
second public hearing January 8, 2013
introduce annexation January 22, 2013
ordinance, on first
reading
second and final reading February 5, 2013

13. Zone Change
Z 12–13: Creed Partners, LLC.
• A request of a Zone change from Light Manufacturing (ML)
to General Commercial (CG) to allow for "Retail Sales and
Service" on the following property:
• 1601 Knickerbocker Road, approximately 230 feet from the
intersection of Knickerbocker Road and South Jackson
Street, in southwestern San Angelo. This property
occupies 4.086 acres of the MC Neese Survey 0176.25
abstract 1641.
Six (6) notifications were sent. One in favor, one opposed.

15. Zoning Map

16. Aerial Map

19. Looking North on Knickerbocker Rd

20. Looking South on Knickerbocker Rd

21. Looking at the Subject Property along Knickerbocker Rd

22. Looking at the Subject Property along S Jackson St

23. Looking West on S Jackson St

24. Looking East on S Jackson St

25. Recommendation
• Planning staff recommends approving this Zone
change request.
• On November 19, 2012, the Planning Commission
recommended approval of the requested Zone change
by an unanimous 6-0 vote.

26. History & Background
General Information
• Light Manufacturing (ML) zoning;
• Vacant Golden Corral restaurant, commercial parking and
partially open space;
• CG & ML zoning in the area;
• Restaurants, bank branch, hotels, general construction and
supply stores, beer distribution
plant, dealership, dealership and student apartments.

27. Criteria of Application
• Compatible with Plans and Policies
• Consistent with Zoning Ordinance
• Compatible with Surrounding Area
• Changed Conditions
• Effect on Natural Environment
• Community Need
• Development Patterns

28. Analysis – Basis for Recommendation
• Compatible with Plans and Policies
− Vision Plan calls for „Commercial‟
− Area has been established as a commercial corridor
− Encourage development compatible with surrounding
uses
• Appropriate transition from the current ML zoning
− Recent cases allowed for „Retail Sales and Service‟
• Nature of the area supports light to medium-density
commercial development

29. Zone Change
Z12-15: Julie Snider
• Requesting a zone change from Ranch and Estate (R&E)
to Heavy Commercial (CH), to specifically allow an Animal
Crematorium, an “Industrial Service” as defined by Section
316A of the Zoning Ordinance, on the following property:
• 4126 Lake Drive, located approximately 100 feet from the
intersection of Lake Drive and North Bryant Boulevard
Frontage Road; more specifically occupying the Short
George Addition, Blocks 9 and 10, 180‟ x 484‟ tract less
the southwest 0.1020 acre, in west San Angelo.
Four (4) notifications were sent, one in favor.

30. General Map

31. Site Map

32. Aerial Map

33. Vision Map

34. Ownership Map

35. Looking North at subject
property from Lake Drive

36. Looking North at subject property near the
intersection of Lake Drive and North Bryant
Boulevard Frontage Road

37. Looking South from Lake Drive down North
Bryant Boulevard Frontage Road

38. Looking East from subject
property

39. Options
In considering this application, the Council may:
• Approve the proposed zone change as originally
presented, to Heavy Commercial (CH);
• Approve the modification to this request proposed by
Planning Commission, to change the zoning to what is
believed to be more appropriate for the location, General
Commercial (CG);
• Deny the proposed zone change.

40. Recommendation
• Planning staff recommends approving the request as
modified by the Commission; staff recommends
denying the request as originally submitted.
• On November 19, 2012, the Planning Commission
recommended approval of the zone change – as
proposed to be modified - by an unanimous 6-0 vote.

41. History and Background
General Information
• Ranch & Estate (R&E) ;
• Residential dwellings east, storage yards north, and pastures.
• North Bryant Boulevard Frontage Road is an “arterial street.”
• Lake Drive is a “collector street.”
• Annexed in 1949, property relatively unchanged since the
1970‟s.
• In the 1980‟s, Special Permits applied for in the area included
SP 167, SP176 (withdrawn), and SP 251; mostly for mobile
home locations.

42. History and Background
• Applicable Regulations include:
Section 504. Type 3 General Outdoor Storage
“…shall be allowed in unlimited quantity”
Section 303. Residential Intent Statements
“A. The Ranch and Estate District is intended to provide
opportunities for development of low density, detached
single-family residences on lots of at least one acre in a
suburban or rural setting…(it ) is also intended to serve as
a holding zone for vacant land areas annexed to the City.”

43. History and Background
Section 304. Commercial District Intent Statements
“The Heavy Commercial District is intended to provide
opportunities for development of wholesale trade, retail
sales, warehousing, development, repair and service
establishments, heavy and bulk equipment supply dealer
or other such establishments that typically are
characterized by outside storage of materials or
merchandise.”

44. History and Background
Section 316. Industrial Use Categories
“A.3. Examples include mortuary and crematory
services, not on same site as funeral home…”
• Related Comprehensive Plan Excerpts:
Vision Plan. Rural. Intent and Goal 1.
“Rural areas…will…come under the largest pressure to
develop more intensively…(e)nsure suitability of
development in Rural areas, promoting overall
compatibility and avoiding overload of rural structures,
especially the street.”

45. History and Background
“Establish transition areas to better “scale-down” intensity
of use from commercial centers to neighborhoods.”
“Require a buffer separating commercial, industrial, or
agriculture zoned land from neighborhoods.”
“Rezone or remove any CG/CH zoning from adjacent to
existing neighborhoods.”
“Ensure suitability of development in Rural
areas, promoting overall compatibility.”

46. Criteria of Application
• Compatible with Plans and Policies;
• Consistent with Zoning Ordinance;
• Compatible with Surrounding Area;
• Changed Conditions;
• Effect on Natural Environment;
• Community Need;
• Development Patterns.

47. Analysis – Basis for Staff Recommendation
• Unlimited outside storage is not allowed in a residential
zoning district, & only allowed conditionally in a CG district.
• The “industrial service” category also allows for warehouse
and freight movement, full-service vehicle repair, waste
related uses such as a junk yard, and an industrial services
related business such as an oilfield pipe storage complete
with a shipping and machinery repair yard.
• Pairing a less intensive zoning with a Conditional Use
(which the Planning Commission instructed staff to initiate
on their behalf) would allow conditions to be added to help
mitigate effects & avoid future uses of CH next to this large
residential district.

48. Analysis – Basis for Staff Recommendation
• CH is one of the least compatible land uses next to an
R&E district.
• The Comprehensive Plan notes that CG/CH zoning
adjacent to neighborhoods should be eliminated. CH is
even more intense than CG/CH. CG is less.
• The Zoning Ordinance provides for unlimited outside
storage allowances for CH.

49. Analysis – Basis for Staff Recommendation
• The Vision Plan calls for land east of the subject
property to remain rural in nature. There are better use
categories that would function better next to rural
areas.
• The Vision Plan calls for specific areas to be set aside
for “Industrial” uses. This is not one of those, & it is
important to remember the plethora of industrial
properties throughout the city which are vacant.

50. Analysis – Basis for Staff Recommendation
• The proposed zone change/industrial use does not fall in
with the intent of future land use patterns in this area. The
land directly to the east of the subject property will remain
R&E. Therefore, the proposed change would not be an
appropriate development pattern.

51. Analysis – Basis for Staff Recommendation
• A rezone from Ranch & Estate to Heavy Commercial
is too extreme of a change in terms of land use
because
• Ranch & Estate creates the least environmental impact
on land use, whereas;
• Heavy Commercial allows for and potentially creates
one of the most extreme environmental impacts
• The proposed zone change would be at cross purposes
with the Comprehensive Plan, the Vision Plan, and the
Zoning Ordinance.

52. Zone Change
Z 12–14: Basil El-Masri
• A request of a Zone change from a combination of Ranch
& Estate (R&E) and General Commercial (CG), to single
zoning of General Commercial (CG), on the following
property:
• 4028 South Bryant Boulevard, approximately 350 feet from
the intersection of South Bryant Boulevard and Ben Ficklin
Road. This property occupies 4.35 acres of the E Hermes
Survey 0174 abstract 0349, in southern San Angelo.
Nine (9) notifications were sent. One in opposition.

54. Zoning Map

55. Aerial Map

58. Looking South on Bryant Blvd
Photographs of Subject Property

59. Looking North on Bryant Blvd
Photographs of Subject Property

60. Looking at the Subject Property on Bryant Blvd
Photographs of Subject Property

61. Looking North of the Subject Property on Bryant Blvd
Photographs of Subject Property

62. Recommendation
• Planning staff recommends approving this Zone
change request.
• On November 19, 2012, the Planning Commission
recommended approval of the requested Zone
change by an unanimous 6-0 vote.

63. History & Background
General Information
• General Commercial (CG) and Ranch & Estate (R&E)
zoning;
• Mostly vacant commercial lot;
• CG, R&E, CH, & CG/CH zoning in the area;
• Vacant residential lot, a convenience gas station, storage
facilities, general supply, a tattoo parlor, landscaping
business, church and residential single-family homes.

64. Criteria of Application
• Compatible with Plans and Policies
• Consistent with Zoning Ordinance
• Compatible with Surrounding Area
• Changed Conditions
• Effect on Natural Environment
• Community Need
• Development Patterns

65. Analysis – Basis for Recommendation
• Compatible with Plans and Policies
− Split-lot zoning; rezoning to a single district allows for
greater flexibilities with expanding the use
− Vision Plan calls for „Commercial‟, follows aspects of
the 2003 Comp Plan
• Appropriate transition to CG zoning
− Less intensive than CH zoning
− Matches the zoning that already exists
− Leads to orderly development
− Commercial nodes exists near intersections; emerging
commercial corridor

66. Analysis – Basis for Recommendation
• Consistent with the Ordinance –
− CG zoning falls under Type 2: Limited Outdoor Storage
− Vehicles do not count towards the maximum outdoor
storage
− CG zoning matches the intended use
• Minimal effects on the natural environment.
• Diversifies commercial zoning in the area.
• The Conditional Use heard by the Planning Commission
included a condition mandated either setbacks from the
residential area or a privacy fence between it and the
residential area.