City CouncilNovember 5, 2013

Encroachment in ROW• Texas Financial Bank, a request to allow for a facade

to extend within the public right-of-way of the following property:

• 121 West Twohig Avenue, located approximately 300 feet west from the intersection of West Twohig Avenue & South Irving Street, specifically occupying San Angelo Addition, Block 10, the east half of Lot 15 & the west half of Lot 16, in central San Angelo.

Zone ChangeZ13-28: Greg Huling• A request for approval of a zone change from Single-Family

Residential (RS-1) to Low-Rise Multi-Family Residential (RM-1) to allow for multi-family dwellings, on the following property:

• An unaddressed 5 acre tract, located approximately 280 feet south of the intersection of Southland Boulevard and Green Meadow Drive; more specifically occupying the Community of Faith subdivision, Block 1, Section 1, Lots 1 & 2, in western San Angelo.

Five (4) notifications were sent; one in favor, please see related opposition petition and letters in your packet.

General Map

Site Map

Aerial Map

Vision Map

Vision Map

Looking North along Southland Boulevard

Looking South along Southland Boulevard

Looking at the Subject Property

Looking East of the Subject Property

Staff Recommendation• Planning staff recommends modifying the zone

change request from RM-2 to RM-1.

• Planning Commission recommended approval of a zone change to RM-2 by a 5 - 2 vote on September 16, 2013.

• City Council tabled the initial request for RM-2 on October 1, 2013.

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

Analysis – Basis for Recommendation• Meets all aspects of the Zoning Ordinance;

• Existing zoning and surrounding uses; greater housing options;

• Compact development beneficial to natural environment;

• Traffic concerns;

• Stimulates greater opportunities for a walkable, sustainable community.

Zone Change

Z 13-36: SAS Texas Properties LLC• A request for approval of a zone change from Heavy

Commercial (CH) to General Commercial (CG) to specifically allow for a "Retail Sales & Service" as defined in Section 315.G of the Zoning Ordinance on the following property:

• An unaddressed tract, located approximately 800 feet south from the intersection of Humble Road & North Bryant Boulevard. This property specifically occupies the Lakeside Gardens Addition, Block One, Lots 28-31 in northwestern San Angelo.

Nineteen (19) notifications sent, one received in favor, one opposed

Overview map

Map

Aerial photo

Looking west from the subject property

Looking north from HWY 87 ROW

Looking south from HWY 87 ROW

OptionsIn considering this application, the Council may:

• Approve the proposed zone change; 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• City staff recommends approving the proposed zone

change

• On October 21, 2013 the Planning Commission recommended approval 6-0.

History & BackgroundGeneral Information• Zoned CH in 1997 from RS-1

• Residences and other undeveloped property nearby the site

• CG, CG/CH, ML,& RS-1 zoning in the area – golf course, highway, self service storage, apartments, and natural undeveloped property nearby

Criteria for Approval• Compatible with Plans and Policies;• Consistent with Zoning Ordinance;• Compatible with Surrounding Area;• Changed Conditions;• Effect on Natural Environment;• Community Need; and• Development Patterns

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

• Area calling for commercial, CG fits the Vision Plan designation

• Small sector calls for “Neighborhood” • Will promote consistent predictable development while

protecting the neighborhood nearby

• Less impact on natural environment• Any development will impact the environment • Less intensive activities preserve the quietness of the

area

Analysis – Basis for Recommendation• CH zoning allows a plethora of activities not consisent

adjacent to a neighborhood• CG is more compatible adjacent to the neighborhood

• Development patterns anticipated to continue as rural residential and lower intensity commercial

• Promotes walkability in the area

• No amendment required to the Comprehensive Plan.

Zone Change

Z13-34:The River San Angelo Church, Inc.• A request for approval of a zone change from Ranch & Estate

(R&E) and General Commercial/Heavy Commercial (CG/CH) zoning districts to General Commercial (CG) to allow for a variety of commercial opportunities as allowed in Section 310 of the Zoning Ordinance on the following property:

• 5050 Lake Drive, located approximately 800 feet southeast of the intersection of North Chadbourne Street and Lake Drive; more specifically occupying the Julia A. Bailey Subdivision, being 4.384 acres out of the south part of Block 8, Lot 2, in northwest San Angelo.

• Eleven (11) notifications were sent; one (1) returned in favor, none opposed.

Overview map

Map

Aerial photo

Aerial photo

Aerial photo

Looking north towards North Chadbourne Street from

Lake Drive

Looking south towards W. 48th Street down Lake Drive

East at subject property

Property west of subject property from Lake Drive

OptionsIn considering this application, the Council may:

• Approve the proposed zone change; 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.

• On October 21, 2013 the Planning Commission recommended approval 6-0.

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

• Compatible with plans and polices • Consistent with Zoning Ordinance• Compatible with surrounding area• Changing conditions that would require an amendment• Effect on natural environment• Meets community need• Consistent with development patterns

Analysis – Basis for Recommendation• Request would eliminate a split-zoned lot & is in line

with the Comp Plan that seeks to “Improve relationship(s) between adjacent commercial and residential land use adjacencies.” One way is to “Rezone or remove any CG/CH zoning from adjacent to existing neighborhoods.”

• The proposal to change the subject property into one zoning district could prevent potential heavier uses currently allowed on portions of the lot.

• No amendment to the Vision Plan needed.• Traffic- nearby ML zoning potentially more intense than

request.

..

Analysis – Basis for Recommendation• Traffic able to exit off Lake Drive onto either North

Chadbourne Street or W. 48th Street to nearby frontage road- accessible to Hwy 87; ideal for both commercial & industrial purposes and meets a community need.

• Location of R&E zoning district already lends itself to potential traffic and noise that could be generated by ML zoning, but a bit less if zone change were approved due to removal of CG/CH which could place a heavier demand on area.

• A rezone is an opportunity for infill development in area envisioned for density as opposed to continuing to annex property at the City’s northern borders.

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Right of Way AbandonmentNelson Avenue/Alley Abandonment Request: Teri Jackson

A complete unimproved 60-foot wide public right-of-way for Nelson Avenue extending north for a distance of 485 feet from Era Street, east of Block 3, Lots 8-13 of the Goodfellow Court Annex, and immediately west to property outside of the City Limits, -AND- an abandonment of the complete 13-foot wide right-of- way for an alley extending west of Nelson Avenue and directly north of the Goodfellow Court Annex, Block 3, and adjacent to the entire northern length of Lot 8 of same subdivision in east San Angelo.

Thirteen (13) notifications were sent; 1 (one) returned in favor, none in opposition.

Photographs of Subject PropertyLooking northward from Era at unimproved section of Nelson

Avenue

Photographs of Subject PropertySouth at intersection at Nelson

Avenue and Era Street

Photographs of Subject PropertyProperty east of Nelson Avenue

located in County

Photographs of Subject PropertyVacant lots west of Nelson Avenue

Photographs of Subject PropertyIntersection at unimproved Nelson

Avenue and alley looking south

Photographs of Subject PropertyPortion of proposed alley

abandonment looking west

Staff Recommendation• Planning staff recommends approving the proposed

street and alley abandonments subject to conditions.

• Planning Commission recommended approval of this request by a vote of 6-0 on October 21, 2013.

Analysis- Basis for Recommendation• Nelson Avenue & alley north of the subdivision

unimproved/minimally used- alternative routes can be created to neighboring properties.

• No turnaround or cul-de-sac for Nelson Ave provided so re-subdivision would be needed anyway.

• Alleyway too narrow – does not meet current development requirements- 13 ft versus 20 feet required.

• Abandonment would not interfere with current or future Thoroughfare Plan.

Proposed Conditions1. Replat Lots 8-13 & abandoned rights-of-ways into a

single lot.2. Retain an unobstructed drainage easement along

Nelson Avenue of sufficient width to provide adequate capacity of rainwater flows from Era Street. Said easement shall be reserved on the plat document.