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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Lindsay Boyer Report Date: February 13, 2007 Email: Iboyerancstx.gov Meeting Date: March 1, 2007 Project Number: 06-00500155 Item: Presentation, possible action, and discussion on a Variance request to Section 18-B.2 of the Subdivision Regulations — Platting and Replatting within Older Residential Subdivisions and a public hearing, presentation, possible action, and discussion on a Replat of a portion of Lots 11 , 12, 13, 14, and 15 of the Joe Pasler's Partial Subdivision consisting of 2 lots on 0.26 acres located at 815 Pasler Street in the general vicinity of the intersection of Pasler and Lincoln Avenue. Applicant: Kerr Surveying, surveyors for the owner. Staff Recommendations: If the variance is granted, Staff recommends approval of the replat. Item Summary: The applicant is proposing to convert four existing lots into two. The existing lots are 25-feet wide, and approximately 115 feet deep. The proposed lots will be 50 feet wide and 115 feet deep. In its current configuration, the lots are combined in a single building plot. Section 18 of the Subdivision Regulations requires that replats in residential areas previously platted prior to 1970 must have at least 8,500 square feet for each lot and the width must meet or exceed the average lot width on the block. The plat requires a variance of 2,750 square feet to lot size and 8.85 feet to the lot width. The average lot width on this street is 58.85 feet. Of the 21 lots, 14 of these lots have a width of less than 50 feet. In considering a variance, the Planning and Zoning Commission should make the following findings: 1. That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; 3. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and 4. That the granting of the variance will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. Comprehensive Plan Considerations: The Comprehensive Plan identifies this property as Single Family Residential, High Density. The property's only access is from Pasler, a local street. 31 Item Background: The subject property was annexed in 1951 and has been a residential zoning district since that time. The property was platted in 1936. Budgetary & Financial Summary: N/A Related Advisory Board Recommendations: The Subdivision Regulations were amended December 15, 2005, to authorize the City Manager or his designee to accept the Fee for dedications of less than three (3) acres where: • There is a sufficient amount of parkland existing in the park zone of the proposed development; or • The proposed dedication is insufficient for a Neighborhood Park site under existing park design standards. This plat has met these requirements and the City has accepted fee in lieu of land dedication in the total amount of $556 ($198 Acquisition Cost and $358 Park Development Fee) for this subdivision. This action does not require approval by the Planning and Zoning Commission. Commission Action Options: The Commission has final authority over the final plat. The Commission must first rule on the variance requests. The options regarding the variance requests are: • Approval • Denial If approved, the Commission can take action on the plat. The options regarding the final plat are: • Approval • Denial NOTIFICATION: Legal Notice Publication(s): The Eagle; 2-13-07 Advertised Commission Hearing Dates(s): 3-1-07 Number of Notices Mailed to Property Owners Within 200': 31 Response Received: None as of date of staff report Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Variance Request 4. Copy of Replat (provided in packet) 32 Joe Pasler Replat (06-155) ked C��X in • This item is for a replat of several lots in the Joe Pasler subdivisio . r 1 v Portions of Lots 11 , 12, 13, 14 and 15 are being combined into two residential lots �, .(1- 7 lS Y1 k_1 ( ,YYI _ d • The Comprehensive Plan id ntifies this property as Single-Family Residential, High Density. The property located across Pasler street is developed as Eastgate Apartments an_d^i$ s tted for Redevelopment on the Comprehensive Plan.G ZDI' c--(.0 -t---14h.h. 0-ex) . 1`i'T • This area was platted in 1936 into 25 foot wide lots for residential development- which was common way of subdividing at the time - with the assumption that a buyer would purchase multiple lots to use as a single building plot. • In its current configuration, portions of the 5 lots are combined in a single building plot developed with one single family home. • As proposed, this plat requires two variances to Section 18 of the Subdivision Regulations -the section that regulates platting and replatting in our older subdivisions in the City. • Generally, these regulations state that areas platted prior to 1970 may not be subdivided to create additional lots or building plots without each new lot being at least 8,500 square foot in area and having a minimum lot width of at least that of the average lot width for the block. • The two proposed lots are 5,750 square feet in area, requiring a variance of 2,750 square feet. In addition, the average lot width on the block for this area is 58.85 feet. The proposed lots have a lot width of 50 feet, and so require a variance of 8.85 feet. • The Subdivision Regulations require that specific criteria be met when considering a variance request. The information is listed in your staff report and on the screens in front of you. • As a reminder, you must first take action on the variance request. If the variance is not approved, the final plat also may not be approved. Number of Notices Mailed to Property Owners Within 200': 31 Three calls: 1. Inquiry 2. Lot line dam'CQ1 t9t c-k20u4 tt4 kV-C- LC atkl- 4/1 3. Don't want more student renters in area.