City CouncilAugust 6, 2013

Vision Plan Amendment• Vision Plan Amendment to the Comprehensive Plan for the

following area of the City:

• Starting approximately 800 feet west from the intersection of Loop 306 and North Baze Street, thence in a northerly direction to FM 2105, and easterly through the city landfill and encompassing properties annexed in December of 2011, and city owned properties east of North US Highway 67 north and east of the current Industrial Park in the far northeast portion of San Angelo.

Notification is not required

General Map

Options• Approve the proposed Vision Plan map amendments

as presented;

• Remand the Vision Plan map back to Planning Commission for further discussion; or

• Deny the proposed Vision Plan Map Amendment in its entirety or on a property by property basis; or

• Make Changes deemed necessary and approve the request.

Recommendation• Planning staff recommends approving the proposed

Vision Plan Amendments.

• Planning Commission recommended approval 6-0 on July 15, 2013.

Process• Field Survey of the area

• Lot by lot to observe current land use patterns

• Discussion and consultation with:• Engineering• Storm Water• Water Utilities• MPO

• Data entry and discussion of observations & findings

Process• Research regarding historical land use patterns

• Aerial photos and past zoning history

• Examination of current Vision Plan Map• Strengths• Weaknesses• Opportunities

• Proposed amendment was reached based upon data and findings

History and Background• Area annexed in December of 2011

• Several contrasting land uses • “Industrial” adjacent to “Neighborhood & Rural”

• Parcel by parcel analysis of the northeast region of town

• Proactive vs. reactive Planning• Avoiding issues before they happen

Site Map

Zone ChangeZ13-23: Earl and Michelle Weber• A request for a zone change from Ranch & Estate (R&E) to

Light Manufacturing (ML) to allow for industrial uses as allowed in Section 310 of the Zoning Ordinance, on the following property:

• 3862 Tractor Trail, located at the northwest corner of the intersection of Tractor Trail and Porter Henderson Drive; more specifically occupying the Paul Gregory Addition, Section 2, 5.33 acres of Tract J & 0.310 acres in Smith Boulevard, in northeast San Angelo.

Six (6) notifications were sent; one was returned in favor.

Aerial Map

Site Map

Vision Map

Vision Map

Vision Map

Looking West along Porter Henderson Drive

Looking East along Porter Henderson Drive

Looking North at the Subject Property

Looking North along Tractor Trail

Looking North along Tractor Trail

Staff Recommendation• Planning staff recommends approval of the requested

zone change.

• On July 15, 2013, Planning Commission recommended approval of this request by a unanimous, 6-0 vote.

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• Consistent with aspects of the Vision Plan;

• Size of lot, relative isolation and proximity to a major thoroughfare;

• Underutilized zoning, contribute to city’s tax base and supply the need for skilled labor;

• Represents logical and orderly development.

Vision Map

Zone Change

Z13-22:M&H Mueller• A request for approval of a zone change from General

Commercial (CG) to Light Manufacturing (ML) to specifically allow for uses found in Section 310 of the Zoning Ordinance on the following properties:

3172 McGill Boulevard & 3733 North US Highway 67, collectively occupying both a 5.131 acre tract and a 55.1830 acre tract located west of North US Highway 67, north of Paulann Boulevard and east of Smith Boulevard; more specifically occupying 5.131 acres of the J. Pointevent Survey 1113, Abstract 4873, and 55.1830 acres of the J. Fenner Survey 0001, Abstract 4985, in northeast San Angelo.

Zone Change

• Ten (10) notifications were sent, 1 returned in favor.

Overview map

Map

Aerial photo

Aerial photo

Aerial photo

Businesses looking north of subject property

Subject property looking west across N. US Hwy 67

Looking south from subject property towards Howard

College

Animal Shelter across N. US Hwy 67 from subject

property

Staff Recommendation• Planning staff recommends approving the proposed

zone change providing approval of a Vision Plan amendment that would change subject property from “Commercial” to “Industrial.”

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• With Vision Plan amendment, zone change would be

consistent with area development.• Comprehensive Plan seeks to organize Locally

Undesirable Land Uses (LULU’s) away from residential areas, so request is compatible with the area in this respect.

• Aside from Vision Plan amendment as previously proposed, no other change is needed.

..

Analysis – Basis for Recommendation• Environment would change with any development here-

commercial development would experience more frequent traffic than infrastructure can handle- ML businesses attract industry related traffic-not intense commercial.

• Zone change would not adversely affect conditions of surrounding area- it would be more compatible.

• Continued ML zoning meets a community need. –-Potential for bringing industrial businesses and jobs to the area.

-City needs industrial clusters focused near major thoroughfares and railways and away from residential and more intensive commercial activities (safety).

Temporary Mobile Home Permit

Mobile Home Permit # 41• A request for temporary placement of a mobile home, not to

exceed 1 year, during construction of a permanent home on the same 2 acre site in a Single-Family Residential (RS-1) zoning district, on the following property:

• 4609 Armstrong Street, located approximately 170 feet south

of the intersection of Armstrong Street and East 47th Street; more specifically occupying the Carrigan Addition, Tract 2 being 2 acres, in northern San Angelo.

Nine (9) notifications were sent, 1 returned in favor, 2 opposed.

Zoning Map

Photographs of Subject PropertyLooking North along Armstrong Street

Photographs of Subject PropertyLooking South along Armstrong Street

Photographs of Subject PropertyLooking at the Subject Property from Armstrong Street

Photographs of Subject PropertyLooking North of the Subject Property

OptionsIn considering this application, City Council may:• Approve the proposed Temporary Mobile Home

Permit as requested;

• Modify the proposed Temporary Mobile Home Permit as believed to be more appropriate; or

• Deny the proposed Temporary Mobile Home Permit as, altogether.

History & BackgroundGeneral Information• Existing Zoning: RS-1;

• Currently vacant lot;

• Surrounding land use is predominately single-family detached housing;

• Vision Plan calls for ‘Neighborhood’.

Analysis – Mobile Home Permit• Provides a temporary living solution while completing

construction of a permanent home;

• Underlying zoning would not allow placement;

• Provision of the general City code dating back to 1954;

• Possible one year extension (must come back to Council) after period expires.

Proposed Conditions• The proposed temporary mobile home residence must

comply will all applicable standards for Manufactured Housing as outlined in Article 12.200 of the City Ordinance.

• The mobile home shall cease to be a dwelling unit on

the property by August 6, 2014 as requested by the applicant, unless modified and approved by the City Council.

Ordinance Amendment• FIRST PUBLIC HEARING AND CONSIDERATION OF AN ORDINANCE

AMENDING CHAPTER 12 ENTITLED “PLANNING & DEVELOPMENT”, ARTICLE 12.500 ENTITLED “MOBILE HOME REGULATIONS”, BY AMENDING ARTICLE’S TITLE TO READ, “MANUFACTURED HOME AND MOBILE HOME REGULATIONS”; REPEALING SUB-SECTION 12.503 ENTITLED “SKIRTING”, ENACTING A NEW SUB-SECTION 12.503 ENTITLED “SKIRTING” AND ADDING SUB-SECTION 12.503(a) AND SUB-SECTION 12.503(b); RENAMING 12.504 ENTITLED “TEMPORARY MOBILE HOME INSTALLATION”, TO “TEMPORARY MANUFACTURED HOME, MOBILE HOME OR BUILDING INSTALLATION”, ADDING REFERENCE TO “MANUFACTURED HOME” IN SUB-SECTION 12.504(a) AND SUB-SECTION 12.504(c), OF THE SAN ANGELO CODE OF ORDINANCES; PROVIDING FOR SEVERABILITY, PROVIDING FOR A PENALTY AND PROVIDING FOR AN EFFECTIVE DATE.

The Problem• Skirting is currently required for any mobile or

manufactured home regardless of status for living or sale;

• This places an unnecessary and undue hardship on business owners;

• Arisen twice in the last 2 years, but still needs to be resolved.

OptionsThe City Council may:

1) Approve the Amendment; or 2) Modify and approve the Amendment; or 3) Deny the Amendment.

Staff Recommendation• Planning Staff recommends approving the proposed

amendment to skirting regulations

Rationale• Allowed mobile home dealers not allowed in zoning

districts generally placed adjacent to residential• Classified as wholesale trade; only in CG with a CU• Not eligible in CN, CO districts under any circumstance

• Manufactured homes at licensed dealers are not lived in; neighborhood aesthetics is much less of an issue