city council may 17, 2011 planning presentation

City Council05/17/11

request for approval of zone changeZ 11-04: Sherri H. and John W. Jones, Jr. request for approval of zone change from

Neighborhood Commercial (CN) to General Commercial (CG) District, on following property:

6005-6007 Knickerbocker Road at southwest corner of Red Bluff and Knickerbocker Roads in southern San Angelo, specifically on Lot 2 in Block 2 of Lake Nasworthy Addition Group 21

LOOKING NORTHWEST AT SUBJECT PROPERTY FROM KNICKERBOCKER RD

LOOKING EAST FROM SUBJECT PROPERTY AT NEARBY CHURCH FACILITY

LOOKING EAST FROM SUBJECT PROPERTY AT INTERSECTION

LOOKING SOUTHWEST DOWN KNICKERBOCKER FROM RED BLUFF RD

LOOKING SOUTHWEST AT SUBJECT PROPERTY

LOOKING WEST AT SUBJECT PROPERTY FROM ACROSS KNICKERBOCKER RD

Background• Surrounding land uses:

• North – CN self-storage• East – RS-1 single-family, Glen Meadows• South - outside City limits (power

station)• West – CN self-service storage

• 3 notifications – 2 in favor, 0 in opposition;

Background• While anyone may oppose the request, state and local

laws require that the owners of 20% or more of the area within 200 feet give written protest to require a favorable vote of ¾ of the Council;

• In this case, that has not occurred – therefore, only a vote by the majority of the Council is needed to approve;

Analysis• 2003 Comprehensive Plan specifically called for CG

zoning at this location;

• 2009 Comprehensive Plan calls for commercial zoning at this location;

• 2003 Comprehensive Plan encourages focusing commercial in areas where generated traffic can be accommodated;

Analysis• Both the 2003 and 2009 plans encourage this type of

commercial use at major intersections such as this;

• Both plans encourages reuse of existing buildings, consistent with zoning plans for the city;

Recommendation• Staff recommends approving this request for CG

zoning;

• Planning Commission unanimously approve this request for CG zoning;

VII. Request for approval of Sign VarianceSV 11-02 Arrow Signs

request for approval of variance from restrictions on locations where off-site signs (a.k.a. billboards) are allowed in CG and CG/CH zoning districts, on the following property:

1606 LaFollette Street at northeast corner of North Bell and LaFollette Streets in northeast San Angelo, specifically on site comprised of Lots 11 thru 14 as well as Lots 16 thru 25 in Block 15 of the Avondale Addition

Notifications not required

LOOKING NORTHEAST AT SUBJECT PROPERTY FROM N WASHINGTON ST

LOOKING EAST AT SUBJECT PROPERTY, FROM CADDO ST

LOOKING SOUTHEAST AT SUBJECT PROPERTY FROM CADDO ST

LOOKING SOUTHEAST AT SUBJECT PROPERTY ACROSS HOUSTON HARTE EXPY

LOOKING SOUTHWEST AT SUBJECT PROPERTY FROM CADDO ST

Background• Section 12.605 generally allows off-site signs in

certain zoning districts, as follows:• Heavy Manufacturing (MH),• Light Manufacturing (ML),• Heavy Commercial (CH) and• Office Warehouse (OW) Districts.

• Off-site signs are generally prohibited from Office Commercial (CO) and Neighborhood Commercial (CN) zoning districts.

Background (cont.)• CG and CG/CH zoning is used most frequently for

retail trade aimed toward household consumers;

• Are also possibly the most geographically extensive commercial zoning districts, covering significant stretches of many major thoroughfares;

Background (cont.)• Designated thoroughfares:

• N Bryant Blvd, from W 14th north to City limits;• N Chadbourne St, from 37th St north to City limits;• Pulliam St, from N Bell St east to City limits;• S Chadbourne St, from Ave N south to City limits;• Loop 306 from Sherwood Way east to City limits;• Sherwood Way, from Clare Dr southwest to City limits;

and• Arden Rd, from Sherwood Way west to City limits.

Background (cont.)• These allowed locations are located at the periphery of

San Angelo and not within its older urban core;

• Billboard signs are believed to be most useful when directing out-of-town visitors to points-of-interest;

• Off-site signs at retail locations in the city center could result in unnecessary visual clutter and distraction;

Criteria for Sign Variances• Special circumstances or conditions…which would

substantially restrict the effectiveness of the sign in question; such special circumstances or conditions do not apply generally to all businesses or enterprises;

• Such special circumstances were not created by the applicant;

• The granting of the variance will be in general harmony with the purpose of Sign Regulations and will not be materially detrimental to adjacent property.

• The variance is the minimum necessary to afford relief from the hardship.

Recommendations• City staff and the Planning Commission recommend

denying the variance;

• Appears to be no different from other CG and CG/CH areas subject to the same prohibition on off-site signs.

• Approving will grant this one property owner a special privilege not generally available to others;

• Approving also seems contrary to the apparent intent and purpose of limiting off-site to locations not within its older urban core.

Annexation Hearing• October 5, 2010 – City Council unanimously approved

an initiation of annexation in the subject area;

• State law requires two public hearings to give the public opportunity to speak for or against annexation of this area;

• The first hearing was be May 3rd;

Area Features• the site of Lake Nasworthy Power Station;

• an adjacent substation of electric power transformers;

• an approximately 500-foot wide strip of land occupied by parallel arrays of electric power transmission lines; and

• an approximately 0.34-mile long segment of right-of-way for Red Bluff Road.

Rationale• Anticipated future annexation of land to the west, will

leave a “hole” in the incorporated area of San Angelo;

• When sold to WTU, agreement was that it would not be brought into City limits unless development for residential and other purposes has progressed continuously to such an extent that the area covered by this deed is substantially surrounded by land actually developed inside the City Limits;

• Segment of Red Bluff Rd has been maintained by the City for over 60 years;

Public Comment