1. City Council
January 8, 2013

2. Conditional Use
CU12-14: JP-RH, LLC.
• An appeal of the denial of the original request or a
Conditional Use to specifically allow for “Household Living”
as defined in Section 313.B of the Zoning Ordinance on
the following property:
• An unaddressed tract of land on the northwest corner of
Knickerbocker Road and Valleyview Boulevard. This
Conditional Use will occupy the Southland Hills Addition,
Section Four, Block 51, on proposed lots 3 through 10 in
south central San Angelo.
• Thirty-one (31) notifications were sent, five in favor.

4. Zoning Map

5. Aerial Map

9. Subject Property looking North
from Valleyview Boulevard

10. Residences North of subject
property from Oak Hills Drive

11. Residences and Business looking
Northeast across Oak Hills Drive from
subject property

12. Looking South of Valleyview
Boulevard from Subject Property

13. Looking East from subject property beyond
Knickerbocker Road

14. Looking West from subject property across alley

15. Intersection of Knickerbocker Road and Valleyview
Boulevard looking West from Stripes’ Parking Lot

16. Options
In considering this application, the City Council may:
• Overturn the Planning Commission’s decision, and
approve this Conditional Use request, consistent with the
staff recommendation, which would allow for the
“Household Living” in a CG Zoning District; or
• Uphold the Planning Commission’s decision, and deny
this Conditional Use request and not allow “Household
Living” in a CG Zoning District.

17. Staff Recommendation
• Planning staff recommends approving this Conditional
Use request.
• On November 19, 2012, the Planning Commission denied
this request by a unanimous vote of 6-0

18. History & Background
General Information
• General Commercial (CG);
• Vacant property;
• RS-1, CG, RM-1 zoning in the area including
Single-family Residential dwellings, Stripes,
Raintree Apartments, Bank of San Angelo,
Emeritus senior facility, Lace & Co Realty,
Allstate, Acacia Day Spa and JBA Diversified
Holdings.

19. Criteria of Application
In order to approve this request, City Council members are
first required to consider the following criteria:
• Compatible with Plans and Policies
• Consistent with Zoning Ordinance
• Compatible with Surrounding Area
• Changed Conditions

20. Criteria of Application
• Effect on Natural Environment
• Community Need
• Development Patterns

21. Analysis – Basis for Recommendation
• The Planning Commission approved the replat for this
property earlier in the meeting on November 19, 2012.
• They later heard Planning staff’s recommendation to
approve this CU request to allow for “Household
Living” on a parcel currently zoned CG.
• Lots 3-10 are oriented on the west side of the property.
• A proposed street is to be plaved down the center of
the property, running north to south, providing a main
access to lots 3-10.

22. Analysis – Basis for Recommendation
• Planning Staff received favorable letter from
neighboring properties.
• Several neighbors attending the November 19, 2012
meeting spoke against the request.
• The Planning Commission denied the CU request with
a 6-0 vote.
• Staff continues to feel that a CU is consistent with
development patterns and conforms to the Zoning
Ordinance.

23. Analysis – Basis for Recommendation
• This CU request is also in accordance with the
Comprehensive Plan by providing a right-of-way that
separates uses and keeps commercial traffic from traveling
through the center of the block; and
• Meets the required setbacks and development standards,
providing a gentler transition between zones.
• The Zoning Ordinance calls for screening in CG zones.

24. Analysis – Basis for Recommendation
• Overall proposal will provide a street between commercial
and residential uses (as opposed to an alleyway) which will
provide a transitional buffer from CG to residential.
• Proposal will have minimal impacts on traffic circulation.
Knickerbocker Road, as an important thoroughfare, is
capable of handling increased traffic as is Valleyview
Boulevard.
• Additional noise and visual impacts will be minimized
by screening requirements and ensures compatibility.

25. Analysis – Basis for Recommendation
• There is no wildlife on the property and no other
environmental concerns exist. Storm water runoff will
be less than if area was entirely commercial and
mostly paved.
• The Comprehensive Plan identifies better transitions
between zones, particularly neighborhoods, as a
community need. The development could provide a
community need through increased housing, and;
• Provides a logical layout as an orderly development
pattern which follows the Vision Plan map.

26. Analysis – Basis for Recommendation
• Provides a logical layout as an orderly development
pattern which follows the Vision Plan map.

28. Zone Change
Z 12–17: CSA Materials
• A request for approval of a zone change from Ranch & Estate (R&E)
to Heavy Manufacturing (MH) to specifically allow “Manufacturing &
Production” as defined in Section 316.B of the Zoning Ordinance on
the following property:
• 3560 and 3578 Smith Boulevard, and 3744 and 3844 Porter
Henderson Drive, collectively occupying a 92.768 acre tract near
Smith Boulevard and Porter Henderson Drive, more specifically
occupying the Paul Gregory Addition, Section 3, Tract H, the Paul
Gregory Addition Section 2, Tracts E and F, and previously-vacated
portions of Smith Boulevard and M.H. Morgan Trail in northeast San
Angelo.
Thirteen (13) notifications were sent. None were received.

30. Aerial Map

32. Looking west at subject property from Smith
Photographs of Subject Property

33. Looking west at subject property from Porter Henderson
Photographs of Subject Property

34. Looking east on Tractor Trail from Smith
Photographs of Subject Property

35. Options
In considering this application, the Council may:
• Approve the proposed zone change as presented; or
• Remand the application to Planning Commission; or
• Deny the proposed zone change.

36. Recommendation
• Planning staff recommends approving the proposed
zone change.
• Planning Commission recommended approval of this
request by a vote of 5-0 on December 17, 2012.

37. History & Background
General Information
• Ranch & Estate (R&E) zoning;
• Default holding zone for new annexations
• Vacant parcels, businesses, industrial uses;
• Annexed in December of 2011

38. Criteria of Application
• Compatible with Plans and Policies
• Consistent with Zoning Ordinance
• Compatible with Surrounding Area
• Changed Conditions

39. Criteria of Application
• Effect on Natural Environment
• Community Need
• Development Patterns

40. Analysis – Basis for Recommendation
• "Organize LULUs (Locally Undesirable Land Uses)
into clusters.”… isolated areas will minimize negative
effects on residential areas, while balancing access to
these businesses within the region, rather than putting
all of them into one location.“
• “Require a buffer separating commercial, industrial,
or agricultural zoned lands from neighborhoods.”
• “Establish transition areas between commercial
areas and nearby neighborhoods.”

41. Analysis – Basis for Recommendation
• Consistent and compatible with the “Vision Plan” Map
for the area;
• Isolated from highway and residential properties;
• Consistent with development patterns;
• Intense uses will not detrimentally effect nearby
properties;

42. Analysis – Basis for Recommendation
• Vision Plan map of the 2009 Comprehensive Plan;
• Compatible with Zoning Ordinance Intent;
• Neighboring Properties are predominately vacant;
• Majority of existing uses are industrial in nature.

44. Zone Change
Z 12-18: David Mazur & Z 12-19: COSA Planning
• A request for approval of a zone change from General
Commercial/Heavy Commercial (CG/CH) to Central
Business District (CBD), to allow "household living" - AND -
a request for approval of a zone change from General
Commercial/Heavy Commercial (CG/CH) to Central
Business District (CBD), to maintain a contiguous
boundary for CBD zoning and in recognition of the
historical type of development on the following properties:

45. Zone Change
• Evenly addressed properties on the east side of the 300
block of North Chadbourne between East 4th and East 3rd
Streets, more specifically occupying the Kleck Subdivision,
Block 2, Lots 11-12 & Lots 16 - 17 in downtown San
Angelo.
Eighteen (18) notifications sent. 4 received in favor, none in opposition.

48. Zoning Map

49. Aerial Map

51. Looking east at on East 3rd Street
Photographs of Subject Property

52. Looking north on N. Chadbourne from East 3rd Street
Photographs of Subject Property

53. Looking west on East 3rd Street
Photographs of Subject Property

54. Looking south on N. Chadbourne from 3rd Street
Photographs of Subject Property

55. Looking east at the subject properties
Photographs of Subject Property

56. Looking west across N. Chadbourne
Photographs of Subject Property

57. Options
In considering this application, the Council may:
• Approve the proposed zone change as presented; or
• Remand the application to Planning Commission; or
• Deny the proposed zone change.

58. Recommendation
• Planning staff recommends approving the proposed
zone changes.
• Planning Commission recommended approval of both
requests by a vote of 5-0 on December 17, 2012

59. History & Background
General Information
• General Commercial/Heavy Commercial (CG/CH)
Zoning;
• Vacant buildings, retail uses, display spaces;
• Historical Character readily prevalent in the area; and
• Past CBD Expansion.

60. Criteria of Application
• Compatible with Plans and Policies
• Consistent with Zoning Ordinance
• Compatible with Surrounding Area
• Changed Conditions

61. Criteria of Application
• Effect on Natural Environment
• Community Need
• Development Patterns

62. Analysis – Basis for Recommendation
• "There is a place where “traffic” and “congestion” are
welcome, where there is a need for more traffic, where
commuting times rise slightly, and that place is --
downtown. The success of a downtown depends on
hustle and bustle. People are attracted to it and
businesses thrive in it. Potential exists in the community
for roads to be narrowed, sidewalks added, street trees
incorporated, on-street parking configured and the
experience created."

63. Analysis – Basis for Recommendation
• "Eliminate CG/CH zoning inappropriate and
incompatible within downtown, encouraging many of
the more intensive business-to-business uses allowed
therein to relocate into commercial and industrial areas
as designated on the Vision Plan map."
• The downtown section of the 2009 Comprehensive
Plan update states "Encourage, participate in, and
streamline the process for renovating historic structures
into unique residential opportunities."

64. Analysis – Basis for Recommendation
• Goal one of the Downtown Section of the
Comprehensive Plan is to, "Increase the permanent
downtown residential population of downtown San
Angelo.“
• "Downtown is the strongest point of reference for San
Angelo. Including the riverfront, it is considered the
“heart” of the community. As such, the City
appropriately mandated that this strategic plan update
include an emphasis on restoring and stabilizing
Downtown

65. Analysis – Basis for Recommendation
• Consistent with Comprehensive Plan & Zoning
Ordinance;
• Compatible with the surrounding area;
• Initially recommended during CBD expansion;
• Historical character & development
• Consistent with the Development Patterns of the area;

66. Analysis – Basis for Recommendation
• Meets development goals of the “Downtown” Section
of the Comprehensive Plan;
• Increase permanent residential population downtown
• Encourage re-development of historical properties
• Industrial uses allowed through Conditional Use;
• Promote “Downtown” goals of Comprehensive Plan
• Little to no additional impact on the natural
environment;