Cultural Overlay District Faces Obstacles

Around forty people attended the City of San Angelo’s Town Hall about the proposed Cultural Overlay District Tuesday Night at the the San Angelo Museum of Fine Arts.

What Is Proposed

Aaron Vannoy, the City Planning Services Director led the meeting and presented the proposal. It calls for rezoning the area outlined in red above to a new zoning classification for CD (Cultural District) Zoning. The following types of uses would be allowed anywhere within the CD Zoning:

• General Commercial (CG)
• Neighborhood Commerical (NC)
• Office Warehouse (OW)
• Office Commercial (OC)
• RS-1, RS-2, RS-3 and RM-1 and RM-2

Existing properties that fall under Heavy Commercial (CG/CH) and Light Manufacturing (ML) will be allowed to keep their current use. But if there is a break in use for two years, then the property would fall under the new CD Zoning.

Under the new CD Zoning the following would now be allowed without requesting a zone change or variance:

• Short term rentals
• Artisan manufacturing
• Converting a residential structure to commercial use.

The proposed ordinance calls for restrictions on outdoor storage and imposes screening requirements. These requirements will vary depending on the use of the property. Sign restrictions will also be put in place for the CD.

In addition, there is a Design requirement under the ordinance which would require review by the Design and Historic River Commission.

Concerns Raised About Residential Areas

After the presentation, attendees began asking questions for clarification and raising objections. One of the primary concerns was the impact on residential areas.

Under the new Cultural Overlay zoning district, a person could convert a residence into a business, such as a restaurant or other type of shop without applying for a zone change or variance.

City staff and City Council members responded that property owners would still have to meet other requirements to operate that business. For example, they might need a permit to build or renovate, obtain Health Department permits, and meet minimum parking requirements. The crowd did not seem to be convinced. Many persons argued for postponing the meeting set for April 15 to approve until some of their questions were answered.

The Mayor and Council Members present said the meeting should go forward on April 15. If at the meeting Council and the Planning Commission felt more time was needed they could postpone consideration of the ordinance then.

Does The City Have Authority To Rezone This Area?

One of the concerns related to the authority of the City to amend the zoning ordinance without approval of the Texas Commission on the Arts. (TCA). This is because there already exists a San Angelo Cultural Arts District that covers the same area as the City proposes for CD Zoning.

The Cultural Arts District was officially created by the TCA, with the approval of the City of San Angelo, in 2015. The San Angelo Museum of Fine Arts (Museum) as the lead entity. According to Museum representatives at the meeting, any changes to governance, land use, or funding affecting the Cultural District are required to involve SAMFA and obtain TCA approval.

The City insisted that this did not apply to changing the zoning in this area. The Museum disagreed. Staff agreed to go back to confirm there are no legal issues prohibiting this change. If there are, the City may have to submit an application for approval of these changes to the Texas Commission on the Arts first. The next Commission meeting is not until June 2025.

Citizens were instructed to email their questions and concerns to Aaron Vannoy and staff would answer them by the meeting on April 15. This did not seem to satisfy those present who insisted the April 15 meeting should be postponed.

If You Have Questions or Concerns

Citizens are invited to review the draft ordinance, for the Cultural Overlay Districtand email or call with comments or questions. The Planning Department number is (325) 657-4210. You can email Aaron Vannoy at aaron.vannoy@cosatx.us.

You can also attend the joint Planning Commission/City Council meeting on April 15, 2025 at 8:30 a.m. at the McNease Convention Center 501 Rio Concho Drive.

Persons wishing to make public comment must sign up before the meeting begins to make comment on this agenda item. Citizens are advised to get there early to sign-up. Once the meeting starts if you are not signed up you will not be allowed to make public comment.