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Home My WebLink AboutWaiver (*A$$$l”l4*144 CITY OF COLLEGE STATION Final Plat for College Hills Estates Lots 26R & 27R Block 19 Being a Replat of College Hills Estates Lots 26 & 27 Block 19 15-00900096 SCALE: Two lots on 0.285 acres LOCATION: 1308 Milner Drive, generally located south of Gilchrist Avenue. ZONING: GS General Suburban APPLICANT: Adam Wallace, ATM Surveying PROJECT MANAGER: Mark Bombek, Staff Planner mbombek@cstx.gov RECOMMENDATION: Staff recommends denial of the waiver requests to Unified Development Ordinance Section 12-8.3.H.2. Platting and Replatting within Older Residential Subdivisions. If the waiver is approved by the Commission, the Final Plat should be approved. If the waiver is denied, the Final Plat should also be denied. Planning &Zoning Commission Page 1 of 6 June 4,2015 s i � J \,,r. r h Z •Na LI7 g.fr a bi tg {S{ LL $ � JOU �e fes) • 'a q ii tt 7 7J til UJ i k. 4 I, Planning&Zoning Commission Page 2 of 6 June 4,2015 Deficiency in lot Deficiency in lot Lot size Lot Width size width Proposed Lot 26R 6,181.16 SF 54 FT 2,318.84 SF 16.14 FT Proposed Lot 27R 6,259.57 SF 55 FT 2,240.43 SF 15.14 FT Average width of N/A 70.14 FT N/A N/A the Block In accordance with the Subdivision Regulations, when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver: 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; There are no provisions within this chapter of the Unified Development Ordinance that would restrict the applicant of reasonable use of his land as a single-family residential use. The property is already platted for a single-family residential use with an existing home built over a lot line creating one single-family building plot, which is a common characteristic in many of the older single-family neighborhoods in the surrounding area. 2) That the waivers are necessary for the preservation and enjoyment of a substantial property right of the applicant; Denying the waivers would not restrict the applicant from any substantial property right, as it can still be used as one lot for a single-family residential use. 3) That the granting of the waivers 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 The granting of the waivers should not be injurious of the other property in the area or detrimental to the public health, safety, or welfare as the property has access to a public street and utilities and is in line with the intentions of the surrounding neighborhood as remaining a single-family residential use. 4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The area surrounding this property is already platted therefore the granting of this waiver should not have the effect of preventing the orderly subdivision of other land. Planning&Zoning Commission Page 5 of 6 June 4, 2015 STAFF RECOMMENDATION Staff recommends denial of the waiver requests to Unified Development Ordinance Section 12- 8.3.H.2. Platting and Replatting within Older Residential Subdivisions. If the waiver is approved by the Commission, the Final Plat should be approved. If the waiver is denied, the Final Plat should also be denied. SUPPORTING MATERIALS 1. Application 2. Copy of Final Plat Planning &Zoning Commission Page 6 of 6 June 4, 2015 DEVELOPMENT HISTORY Annexation: 1939 Zoning: R-1 Single-Family Residential renamed GS General Suburban (2013) Final Plat: 1940 Site development: One building plot containing a single-family home on 0.285 acres. COMMENTS Parkland Dedication: Fee in lieu of parkland dedication in the amount of$1,261 is required to be paid prior to filing the Final Plat. Greenways: No greenway dedication is proposed or required. Pedestrian Connectivity: No sidewalks are proposed or required. Bicycle Connectivity: There is currently a bicycle route along Gilchrist Avenue. Impact Fees: N/A REVIEW CRITERIA 1. Compliance with Subdivision Regulations: The proposed Final Plat is in compliance with the Subdivision Regulations within the Unified Development Ordinance (UDO) except the following waiver requests: UDO Section 12.8.3.H.2 "Platting and Replatting within Older Residential Subdivisions"—The requirement is stated such that if a plat subject to this section is creating a new lot or building plot, it must meet or exceed the average width of the lots along the street frontage for all of the lots in the block including the subject lot(s) and contain at least 8,500 square feet for each proposed lot. The waiver requests along with the deficiencies based on the requirements listed above can be seen in the following table: Planning &Zoning Commission Page 4 of 6 June 4, 2015 ; / i / r ,7� ,...- �t exx g OL 6 C'i .2 ? $ C a. 'tic'• V ' , 4:ti `* , \*<iiimi." , / ,' ' ', outi I 0 LI ice 1/ r, C7t9c� C 4 ur ./ yam. ' s ji Kig - , 0 g . LL. Cd i% C° �1�' 7 �/'� Ss 4 Zi r :', / t .tw- 4t / / „it it „ .t" , O qt x I 'CO i -; CCdd (4 - V>f0 r,. a, 'y.7 7 Cj. r°'� f � ik ,,.r % ., � / tis§u 2 0 re ai LCJ 00 • 0tE v t�"�` ~ / Ya E -Sr, / Sj K' CI' SS a ,y rt l \ {qz 2 T 2 C}to CO U m 4 4 � 6 4.p; 0,. N , % wer0 .(9 Um UJ 2 *0x% yl. ( > tL h- l nos Z LU rsN \ - C. `� CL Ct•F p., .A. fi3 f ,. p 0 V o ,>j 0 ' rf .1 f :gid W 0 / •to / �• I t 040 m a '7 fit4 o ."a1. -,� "f, ,,, /,aJ r (f' • CCC "K�' V / — `a fid r N w n a Planning&Zoning Commission Page 3 of 6 June 4, 2015 Good Evening Mark Bombek, Staff Planner This item is a request to replat two lots being lot 26R and 27R within the College Hills Estates Subdivision. The property is currently zoned as General Suburban, and designated as Neighborhood Conservation on the Comprehensive Plan Future Land Use and Character Map. This designation is simply identifying the area as being built out and is not likely to see much redevelopment occur. This designation is commonly applied across the city's older neighborhoods which were typically developed prior to any development regulations being in place. To provide some history on the property there were two lots originally platted in 1940 with the College Hills Estate Subdivision. During the 1950's a single-family home with attached garage was built across the original lot line which can still be seen in its current configuration. This configuration effectively joined the two lots into one residential building plot as defined within the Unified Development Ordinance. The request is to subdivide the property from one building plot into two individual lots. To do this the lots must meet the requirements detailed in section 8 of the UDO Platting and Replatting within Older Residential Subdivisions. In this section there are two minimum requirements being the lots created must each contain a minimum 8,500 square feet, and the lots must also meet or exceed the average lot width of the lots along the street frontage for all of the lots in the block. In the current configuration of the proposed plat, the lots do not contain the 8,500 square feet and are deficient in meeting the average lot width of the block which is 70.14 feet. The applicant is requesting waivers to the minimum lot size and width in the amount of 16.14 feet and 15.14 feet. When considering a waiver request the planning and zoning commission should make the following findings to approve the waiver. Staff is recommending denial of the waiver requests. If the waiver is approved by the Commission, the Final Plat should be approved. If the waiver is denied, the Final Plat should also be denied. Avg area of the Block:8,967 sf. Rationale:We are recommending denial of the use because there are not special circumstances or restrictions that are denying any substantial property right to the applicant.The applicant still has the ability to use and develop the property as a single-family home along with any of the rights permitted under that use. 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