City CouncilJanuary 8, 2013
Annexation for PetitionDiscussion and consideration of petition seekingannexation (to San Angelo’s City limits) of certain...
Petition for Annexation
Petition for Annexation (cont.)• This area is immediately adjacent to a residential  subdivision, known as the Prestonwood...
Petition for Annexation (cont.)• If the petition is accepted, staff will work up an analysis  & recommendation regarding t...
Petition for annexation (cont.)• Proposed schedule:   •   First public hearing: January 8, 2013   •   Second public hearin...
Annexation• First public hearing of comments for and against annexation of  certain properties situated immediately west/s...
Proposed Scheduleannexation calendar (no special meetings needed)  first public hearing       December 18, 2012  second pu...
Zone ChangeZ 12–13: Creed Partners, LLC.• A request of a Zone change from Light Manufacturing (ML)  to General Commercial ...
Zoning Map
Aerial Map
Looking North on Knickerbocker Rd
Looking South on Knickerbocker Rd
Looking at the Subject Property along Knickerbocker Rd
Looking at the Subject Property along S Jackson St
Looking West on S Jackson St
Looking East on S Jackson St
Recommendation• Planning staff recommends approving this Zone  change request.• On November 19, 2012, the Planning Commiss...
History & BackgroundGeneral Information• Light Manufacturing (ML) zoning;• Vacant Golden Corral restaurant, commercial par...
Criteria of Application• Compatible with Plans and Policies• Consistent with Zoning Ordinance• Compatible with Surrounding...
Analysis – Basis for Recommendation• Compatible with Plans and Policies   − Vision Plan calls for „Commercial‟   − Area ha...
Zone ChangeZ12-15: Julie Snider• Requesting a zone change from Ranch and Estate (R&E)  to Heavy Commercial (CH), to specif...
General Map
Site Map
Aerial Map
Vision Map
Ownership Map
Looking North at subjectproperty from Lake Drive
Looking North at subject property near theintersection of Lake Drive and North Bryant         Boulevard Frontage Road
Looking South from Lake Drive down North    Bryant Boulevard Frontage Road
Looking East from subject        property
OptionsIn considering this application, the Council may:• Approve the proposed zone change as originally   presented, to H...
Recommendation• Planning staff recommends approving the request as  modified by the Commission; staff recommends  denying ...
History and BackgroundGeneral Information• Ranch & Estate (R&E) ;• Residential dwellings east, storage yards north, and pa...
History and Background• Applicable Regulations include:   Section 504. Type 3 General Outdoor Storage   “…shall be allowed...
History and BackgroundSection 304. Commercial District Intent Statements“The Heavy Commercial District is intended to prov...
History and Background    Section 316. Industrial Use Categories    “A.3. Examples include mortuary and crematory    servi...
History and Background“Establish transition areas to better “scale-down” intensityof use from commercial centers to neighb...
Criteria of Application• Compatible with Plans and Policies;• Consistent with Zoning Ordinance;• Compatible with Surroundi...
Analysis – Basis for Staff Recommendation • Unlimited outside storage is not allowed in a residential   zoning district, &...
Analysis – Basis for Staff Recommendation • CH is one of the least compatible land uses next to an   R&E district. • The C...
Analysis – Basis for Staff Recommendation • The Vision Plan calls for land east of the subject   property to remain rural ...
Analysis – Basis for Staff Recommendation •   The proposed zone change/industrial use does not fall in     with the intent...
Analysis – Basis for Staff Recommendation • A rezone from Ranch & Estate to Heavy Commercial   is too extreme of a change ...
Zone ChangeZ 12–14: Basil El-Masri• A request of a Zone change from a combination of Ranch  & Estate (R&E) and General Com...
Zoning Map
Aerial Map
Looking South on Bryant BlvdPhotographs of Subject Property
Looking North on Bryant BlvdPhotographs of Subject Property
Looking at the Subject Property on Bryant Blvd   Photographs of Subject Property
Looking North of the Subject Property on Bryant Blvd      Photographs of Subject Property
Recommendation• Planning staff recommends approving this Zone  change request.• On November 19, 2012, the Planning Commiss...
History & BackgroundGeneral Information• General Commercial (CG) and Ranch & Estate (R&E)  zoning;• Mostly vacant commerci...
Criteria of Application• Compatible with Plans and Policies• Consistent with Zoning Ordinance• Compatible with Surrounding...
Analysis – Basis for Recommendation• Compatible with Plans and Policies   − Split-lot zoning; rezoning to a single distric...
Analysis – Basis for Recommendation• Consistent with the Ordinance –   − CG zoning falls under Type 2: Limited Outdoor Sto...
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
City council january 8, 2013 Planning
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City council january 8, 2013 Planning

  1. 1. City CouncilJanuary 8, 2013
  2. 2. Annexation for PetitionDiscussion and consideration of petition seekingannexation (to San Angelo’s City limits) of certainproperties situated immediately west/southwest of SanAngelo and encompassing a vacant 8.995 acre tractextending northwest from Mills Pass Drive, and locatedeast of the Community of Faith subdivision andsouthwest of the Sams Club Addition
  3. 3. Petition for Annexation
  4. 4. 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;
  5. 5. 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;
  6. 6. 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
  7. 7. 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
  8. 8. Proposed Scheduleannexation 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
  9. 9. Zone ChangeZ 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.
  10. 10. Zoning Map
  11. 11. Aerial Map
  12. 12. Looking North on Knickerbocker Rd
  13. 13. Looking South on Knickerbocker Rd
  14. 14. Looking at the Subject Property along Knickerbocker Rd
  15. 15. Looking at the Subject Property along S Jackson St
  16. 16. Looking West on S Jackson St
  17. 17. Looking East on S Jackson St
  18. 18. 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.
  19. 19. History & BackgroundGeneral 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.
  20. 20. 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
  21. 21. 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
  22. 22. Zone ChangeZ12-15: 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.
  23. 23. General Map
  24. 24. Site Map
  25. 25. Aerial Map
  26. 26. Vision Map
  27. 27. Ownership Map
  28. 28. Looking North at subjectproperty from Lake Drive
  29. 29. Looking North at subject property near theintersection of Lake Drive and North Bryant Boulevard Frontage Road
  30. 30. Looking South from Lake Drive down North Bryant Boulevard Frontage Road
  31. 31. Looking East from subject property
  32. 32. OptionsIn 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.
  33. 33. 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.
  34. 34. History and BackgroundGeneral 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.
  35. 35. 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.”
  36. 36. History and BackgroundSection 304. Commercial District Intent Statements“The Heavy Commercial District is intended to provideopportunities for development of wholesale trade, retailsales, warehousing, development, repair and serviceestablishments, heavy and bulk equipment supply dealeror other such establishments that typically arecharacterized by outside storage of materials ormerchandise.”
  37. 37. 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.”
  38. 38. History and Background“Establish transition areas to better “scale-down” intensityof use from commercial centers to neighborhoods.”“Require a buffer separating commercial, industrial, oragriculture zoned land from neighborhoods.”“Rezone or remove any CG/CH zoning from adjacent toexisting neighborhoods.”“Ensure suitability of development in Ruralareas, promoting overall compatibility.”
  39. 39. 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.
  40. 40. 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.
  41. 41. 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.
  42. 42. 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.
  43. 43. 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.
  44. 44. 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.
  45. 45. Zone ChangeZ 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.
  46. 46. Zoning Map
  47. 47. Aerial Map
  48. 48. Looking South on Bryant BlvdPhotographs of Subject Property
  49. 49. Looking North on Bryant BlvdPhotographs of Subject Property
  50. 50. Looking at the Subject Property on Bryant Blvd Photographs of Subject Property
  51. 51. Looking North of the Subject Property on Bryant Blvd Photographs of Subject Property
  52. 52. 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.
  53. 53. History & BackgroundGeneral 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.
  54. 54. 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
  55. 55. 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
  56. 56. 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.
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