City Council March 5, 2013 Planning

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.

Looking East at the Subject Property from
Photographs of Subject Property
Gateway Drive

Looking East at the Subject Property

Looking East along FM 380

Looking West along FM 380

Looking North at the Subject Property from FM 380

Options
In 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 & Background
General 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.

• 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.

• 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

• 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 Approval
Texas 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.

Looking North along S Irving Street

Looking at the Subject Property from S Irving Street

Looking South along S Irving Street

Options
• 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.

City staff recommends approving the awning request.

General 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.

• 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.

Subject Property looking
north from Beacon Street

Residence northeast of subject property

Subject property looking north from Beacon
Street

Options

• 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.

zone change.

request by a vote of 5-0 on January 28, 2013.

General 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







• Community Need


• 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.

• 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.

• 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

Looking northwest from the subject property

Looking south from the subject property

Looking east from the subject property

• City staff recommends approving the proposed zone
change

request by a vote of 5-0 on January 28, 2013

General 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.

• 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."

• 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;

• 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.

Subject property looking north from E.
14th St.

Subject Property north from E. 14th St.

Eastern section of subject property

zone change.

request by a vote of 5-0 on January 28, 2013

General Information

• Currently Single-Family Residential (RS-1)

• Vacant residence.

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

• Residential as early as 1939.






• Community Need


• 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.


• 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.

• 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.

• 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

Looking north across the subject property

Looking northeast from the subject property

Looking west across the subject property

Options
• approve the proposed zone change as presented;

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

• 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.

General 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.

"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."

Zoning 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”

• 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

• 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.

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

Recommendation
• City staff recommends approving the proposed zone
change.

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

General Information

• 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.

Whether and the extent to which the proposal is:

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

• 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.

• 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.”

• 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…

• 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.

City Council March 5, 2013 Planning

City Council March 5, 2013 Planning

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