HomeMy WebLinkAboutCorrespondence Jason Schubert
From: Jason Schubert
Sent: Tuesday, March 31, 2015 3:37 PM
To: 'Jerry Cooper'
Cc: Lance Simms
Subject: RE: 900 Hereford
Jerry,
Good afternoon. In response to your question, Rick Lemons and Dell Seiter have submitted a replat request to divide 900
Hereford Street into three lots. In order to do so,they are requesting a waiver to the minimum lot width of lots in the block.The
proposed lots are between 62 and 65 feet wide and the average width in the block is currently about 86 feet. Staff will be
recommending denial of the waiver request,though the Planning&Zoning Commission has the final authority to approve or
deny waiver requests.The replat is being scheduled for consideration at the April 16th Commission meeting. Let me know if you
have further questions.
Thanks,
Jason
Jason Schubert, AICP
Principal Planner
Planning & Development Services
City of College Station
office: (979) 764-3697
fax: (979) 764-3496
www.cstx.gov
City of College Station
Home of Texas A&M University
From:Jerry Cooper
Sent: 3/30/2015 8:00 PM
To: Lance Simms
Subject: 900 Hereford
Lance,
Can you tell me what's going on with the Luther Jones house at 900 Hereford?
When Trey Guseman bought it along with the lots behind it on Welsh in 2012 he swore he wouldn't try to subdivide
it. So now he's sold it to Richard Lemons who is doing just that?
Please have Jason provide me the details regarding how much they are out of compliance if they break it into three
lots?
They currently have turned the 2-story house into a defacto fraternity house and constantly have 7, 8 or more cars
parked there. Something tells me the renters have little regard for the property since it is obviously intended as a tear
down.
BTW, the house has city historical marker#31 on it recognizing that it was the home of one of the founders of College
Station and pm the first city council.
Thanks,
Jerry
1
Jason Schubert
From: Chris Cowen <cmc_cheez@yahoo.com>
Sent: Wednesday, April 01, 2015 3:50 PM
To: Jason Schubert
Cc: Emily ICE -Wife -; Jerry Cooper
Subject: Comments Regarding 900 Hereford St. Property Replat Request
We are in support of the City Planning Department's recommendation to deny the current owner's request to divide the
property shown in the subject line of this email.
First, current rules prohibit lots from having a smaller frontage foot measurement than the average width of all the lots
on that block. The information provided to me shows the current average width of adjacent lots is 85 feet and the
owners of the property at 900 Hereford St. are seeking to reduce the frontage measurement to 62-65 feet. Therefore,
seeking variance of 20-23 feet from the allowable. The approval of such variances, lead to the following possible
detrimental impacts to the neighborhood:
- Over the past several years this neighborhood has experienced the construction of tall houses on smaller lots,
towering over the surrounding properties, staring down on the yards below. It is quite likely the subdivision of this
property will lead to similar construction.
- With the subdivision of this property comes additional residences on smaller plats of land thus resulting in the need
for the residents to utilize on-street parking (this issue is something the entire Southside District struggles with). It has
become a nuisance the city must mitigate. This issue is detrimental to the neighborhood's appearance/attractiveness as
well as a safety hazard. We routinely observe damage sustained to vehicles caused by passing motorists due to the
streets becoming narrowed/congested by parked cars.
- The views the surrounding homeowners once enjoyed are now blocked by additional residences.
- The sunlight is blocked for the adjacent homeowners.
- Because the new homes are built on smaller lots, the spacing between structures is reduced, thus the surrounding
structures are at risk of increased fire danger.
- With the fire safety, on-street parking, privacy, views, and sunlight for all the surrounding homes compromised, the
property values for those homes are dramatically reduced.
Our city officials must work to preserve neighborhood integrity.
Secondly, it is our opinion city officials should strive to preserve our community's history and the significant properties
(900 Hereford St.) associated to our past. History is not something obscure or unimportant. History plays a vital role in
our everyday lives. We learn from our past in order to achieve greater influence over our future. History serves as a
model, not only of who and what we once were, but we learn what to champion and what to avoid.
Finally, it is critical our city officials evaluate these requests in regards to safety. For example, dividing a single
property into multiple lots creates a more densely populated neighborhood, resulting in an increased risk of
unnecessary accidents (i.e. vehicular, bicyclist and pedestrian).
Thanks for your consideration of our comments.
Sincerely,
Chris & Emily Jane Cowen
603 Guernsey St.
College Station, TX 77840
Sent from my iPad
i
Jason Schubert
From: Bill <hammerandsaw@gmail.com>
Sent: Friday, April 03, 2015 2:38 PM
To: Jason Schubert
Subject: 900 Hereford Replat
I am unable to attend the P&Z meeting.
Please make the following known.
The neighborhood sacrificed the area west of Montclair to satisfy the "rental" market. But if you give a rat a cookie
they will always want more.
Please uphold the standards known to these "investors" so me may preserve what is left of our neighborhood.
Thank you for your consideration.
Bill Bingham
404 Fairview
College Station
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April 9,2015
Dear Mr.Schubert,
We live at 700 Thomas Street and are writing to oppose the waiver request for 900 Hereford Street for
the following reasons:
1. Issue was previously reviewed by Planning&Zoning in 2013 when the original tract was
replatted into the existing 4 lots,and a variance granted to not deprive the owner of reasonable
use of his land. It was agreed to allow 3 lots on Welsh Avenue(for economic reasons)and to
maintain the existing large lot and house on Hereford.
2. The intent of Section 8.3.H.2.—Platting and Replatting within older Subdivisions would be
violated. The average lot width along Hereford is significantly wider than the proposed 64-foot
width of the proposed 3 lots. Furthermore,the historic conservation of the property along
Hereford would be compromised.
3. Parking will be adversely impacted. The City has already denied parking along all of our frontage
on Hereford Street and Thomas Street. If you allow 3 lots to be platted on Hereford you will
significantly diminish an already strained parking condition.
• Please honor the conditions of the 2013 Replat
• Please honor the UDO,Section 8.3.H.2
• Please support the historic conservation of the area
• Please do not make parking problems worse
Thank you for your consideration.
Jim&Stephanie Russ
700 Thomas Street
College Station,Texas 77840
713-299-3146
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CITY OF COLLEGE STATION
home of Texas A&M University'
March 30, 2015
TO WHOM IT MAY CONCERN:
Re: Consideration of a Replat request to create three single-family residential lots
on approximately 0.65 acres for the property located at 900 Hereford Street.
NOTICE OF PUBLIC HEARING
This is to notify you that the City of College Station is considering a Replat request
for the following property:
Applicants: Richard Lemons & Dell Seiter
Project Numbdr: 15-00900066
Subject Property: 900 Hereford Street
Breezy Heights Addition Lot 9, Block 1
(See attached location map.)
The Planning and Zoning Commission will hold a public hearing on Thursday, April
16, 2015 at 7:00 p.m. to consider the request. The public hearing will be held in
the City Hall Council Chambers located at 1101 Texas Avenue, College Station,
Texas.
All owners of the subject property and property owners within 200 feet of the
subject property have received notification of this request. Attached are excerpts
from the Texas Local Government Code concerning replats. A waiver request to
allow lots that are less than the average lot width in the block has been
filed.
Any request for sign interpretive services for the hearing impaired must be made
48 hours before the meeting. To make arrangements please call 979.764.3541 or
(TDD) 1.800.735.2989.
For additional information regarding this public hearing please contact the Project
Manager with Planning & Development Services at 979.764.3570.
Jason Schubert
PROJECT MANAGER
Planning 6 Development Services
P.O.BOX 9060 • 1101 TEXAS AVENUE •COLLEGI:STATION •"TEXAS •77842
ITI"979.764.3570•FAX. 979.764.3496
cs tx.govldevservices
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C1'11(()I; COLLEGE STA1'1ON
FINAL PLAT
for
Breezy Heights Lots 9-12, Blk 1
Being a Replat of
1.2607 acres in Block 1 of Breezy Heights Addition
13-00900159
SCALE: Four lots on 1.26 acres
LOCATION: 900 Hereford St
ZONING: GS General Suburban
APPLICANT: Adam Wallace, ATM Surveying
PROJECT MANAGER: Teresa Rogers, Staff Planner
trogers@cstx.gov
PROJECT OVERVIEW: A Final Plat was approved by the Planning &Zoning Commission in
May 2013, which created four single-family residential lots in
compliance with the Unified Development Ordinance Subdivision
Regulations Section 8.3.H.2 Platting and Replotting within Older
Residential Subdivisions; however this plat has not been filed. At the
request of adjacent property owners, the applicant has since
reconfigured the lots in order to create three smaller lots on Welsh
Avenue and one larger lot on Hereford Street in order to preserve the
existing house located there. The proposed Final Plat is a replat of
one GS General Suburban building plot into four GS General
Suburban lots in an area designated Neighborhood Conservation in
the Comprehensive Plan. The proposed configuration includes
smaller lot sizes on Welsh Avenue, similar to the existing lots along
the block face and preserves the large lot size on Hereford Street.
This configuration of the lots requires waivers to be granted.
RECOMMENDATION: Staff recommends approval of the Final Plat and the associated
waiver request to reduced average lot width along Welsh Avenue.
Staff believes the Final Plat conserves the neighborhood character
along the block faces of Welsh Avenue and Hereford Street with the
proposed lot configuration. The applicant has stated he is revising
his request based on the desire of surrounding neighbors in this area
to maintain the large lot located on Hereford Street. If the waiver is
approved, Staff recommends approval of the Final Plat. If the waiver
request is denied, the Final Plat must also be denied.
Planning&Zoning Commission Page 1 of 4
October 17,2013
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Planning&Zoning Commission Page 2 of 4
October 17,2013
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2. That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The applicant has stated the resubdivision and development of four lots is necessary for the
project to be financially feasible. In order to preserve the existing large lot on Hereford
Street the applicant needs to create three lots on the Welsh Avenue side of the property for
the project to be viable.
3. That the granting of the waiver 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 waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, as the proposed lots are similar to the existing lots on
each block face, with average widths of 64 feet on Welsh Avenue and 127 feet on Hereford
Street.
4. That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of the Unified
Development Ordinance.
The granting of the requested waiver will not prevent future development as all
abutting properties have been developed.
STAFF RECOMMENDATIONS
Staff recommends approval of the Final Plat and the associated waiver request to reduced average
lot width along Welsh Avenue. Staff believes the Final Plat conserves the neighborhood character
along the block faces of Welsh Avenue and Hereford Street with the proposed tot configuration.
The applicant has stated he is revising his request based on the desire of surrounding neighbors in
this area to maintain the large lot located on Hereford Street. If the waiver is approved, Staff
recommends approval of the Final Plat. If the waiver request is denied, the Final Plat must also be
denied.
SUPPORTING MATERIALS
1. Application
2. Copy of Final Plat
3. Support Letters from Neighbors
Planning&Zoning Commission Page 4 of 4
October 17,2013
Jason Schubert
From: Poling, Matthew C M.D. <MPOLING@sw.org>
Sent: Friday, April 10, 2015 3:32 PM
To: Jason Schubert
Subject: Hereford Replat
Mr Schubert,
I regret that I will not be able to attend the replat hearing for the property on 900 Hereford but wanted to express my
concerns about this proposal. Such replats have the potential to threaten the character of one of College Station's few
remaining historically significant neighborhoods and should be rejected. For the blocks West of Hereford, it is probably too late.
But from my perspective,this street represents a "line in the sand" that should not be crossed for redevelopment.
Sincerely,
Matt Poling
504 Dexter
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Jason Schubert
From: Rebecca Schloss <rhschloss@gmail.com>
Sent: Friday, April 10, 2015 5:15 PM
To: Jason Schubert; Rebecca Schloss
Subject: Objection to request for replat at 900 Hereford
Dear Jason Schubert:
I am contacting you to express my objection to the proposed replat of 900 Hereford.
First, I'm concerned about the safety issues raised by the shift from an average 85-foot frontage measurement to a 62-
65 foot frontage measurement. On game days, in particular, this is a very busy street with many pedestrians and the loss
of 20 feet on a road that already lacks sidewalks is, I think, problematic. My safety concerns are exacerbated by the fact
that 900 Hereford does NOT have any parking restrictions (per Map 2.4 "Existing Parking Restrictions" on the
Southside Area Neighborhood Plan found at http://www.cstx.gov/Modules/ShowDocument.aspx?documentid=14763).
This means pedestrians will be avoiding potentially heavy traffic with potentially more parked cars to avoid.
I also object to the creation of units at 900 Hereford that seem to fly in the face of the Southside Area Neighborhood
Plan's designation of 900 Hereford as part of the "neighborhood conservation" category (as shown in Map 2.7 "Future
Land-use & Character" (http://www.cstx.gov/Modules/ShowDocument.aspx?documentid=14763) . Such a replat also
seems at odds with 900 Hereford's R-1 zoning designation (as shown in Map 2.8
"Zoning" http://www.cstx.gov/Modules/ShowDocument.aspx?documentid=14763).
For these reasons, I ask that the P&Z board reject the request for a replat at 900 Hereford.
Thank you for your consideration,
Rebecca Hartkopf Schloss
402 W. Dexter Drive (Southside Area Neighborhood)
Jason Schubert
From: Gwen Stacell <gstacell@aol.com>
Sent: Friday, April 10, 2015 8:56 PM
To: Jason Schubert
Subject: re: issue of possible replat at 900 Hereford- P&Z mtg 4/15/15
Dear Mr. Shubert, I write in opposition to the proposed replat of 900 Hereford into three lots in violation of current zoning
ordinances. It destroys a historic structure; it violates zoning ordinances; it once again favors the entrepreneur over the
interests of property owners who purchased homes expecting that single family zoning meant single family zoning, a
neighborhood for raising single families. The zoning ordinance in place did not protect this concept of respecting rights of the
single family. It did, however, move to halt somewhat the zeal of some builders and developers whose prime interest is to
increase their wealth through intrusion into quiet, safe neighborhoods who were available to young couples looking for a
healthy environment to raise their children. Approval of this proposal to divide the Luther Jones property into three smaller-
than-allowed properties for the purpose of reaping wealth by building rentals only encourages others who would prey upon
us. I appreciate the City's denial of their plan. I request the P&Z Board to deny it also.
Yours truly,
Gwen Stacell
800 Park Place
College Station,TX 77840
1
April 14, 2015
Hello,
My husband and I were planning to attend the meeting on Thursday evening; however,
we are now expecting family on Thursday(Ring Day on Friday). Thus the reason for this
letter.
David& I bought our home 10 years ago on the corner of Park Place& Welsh. We had
been renting Mrs. Pugh's home on Fairview and liked the neighborhood—David enjoyed
the short commute to his new job at Texas A&M after a 45 minute drive each way from
Victoria to Seadrift at his previous career. Over the years we've enjoyed having family
&friends over—I know the value of being within walking distance of A&M. Two of
our elderly neighbors past away and we waited for the next teardown. However,we were
fortunate in that Dan from Parker House, Inc. bought them both&remodeled them—
adding extra bedrooms with baths&closets. All without sacrificing the integrity of the
neighborhood. IT CAN BE DONE!!!
We are saddened and frustrated that so little thought is given to the historic neighborhood
and homes are torn down without any thought(except for money). Not only are the
homes torn down,but where there were once 3 homes, 6 monstrosities now stand
(Highlands).
When did we approve more than 4 unrelated persons living together??? One of our great-
nephews lives in a McMansion which has 5 bedrooms each with attached baths.
Back to the problem at hand—another historic house is about to bite the dust. AND
THEY STILL WANT MORE!""""
With so many tenants,and each has their own car, our streets are looking like an
apartment complex parking lot. These students do not park in their driveways, they park
in the streets because it is closer to their front door. That blocks access for emergency
vehicles, especially when the Students do not obey the No Parking signs that the city put
up to prevent that.
Students do not maintain their yards. On top of not cutting and trimming their yards,they
often are littered with trash, empty beer cans and broken beer bottles. With all of the
"green initiatives"by our city,they don't seem interested in enforcing the basic tenants of
maintaining an attractive appearance for our city.
Without permanent residents,neighborhood watch is nonexistent. A couple of years ago,
we noticed 2 young men running down our alley late at night and called 911 when we
realized there was a break-in at our backdoor neighbors (students) on Hereford during
Christmas break. That helped lead to their capture and recovery of the stolen goods.
Parents of students(mostly girls)come over and introduce themselves to us and exclaim
that they feel good that we are here in case their daughters need us. None of this occurs
without permanent residents. Our permanent resident neighbors keep leaving the
neighborhood due to the overcrowding of our properties and streets. We have even had
a neighbor who is a former City Councilman sell his house and move out. Would you
allow this in your neighborhood?
We do not support any effort by the city to change the minimum lot size in our
neighborhood. It is bad enough seeing a historic home at 900 Hereford being torn down
to make 2 houses for 8— 10 people and vehicles. We certainly do not need 3 houses for
12-15 people and their vehicles! Look at what happened on Highlands.
Thank you for your consideration to this letter.
David&Jeanette McMahon
600 Park Place
979-696-8039
/1
Jason Schubert
From: Sharon Baron <sharonbaron@verizon.net>
Sent: Thursday, April 16, 2015 9:19 AM
To: Lance Simms; Jason Schubert; Nancy Berry
Subject: 900 Hereford St. Breezy Heights Addition Lot 9, Block 1
To: Planning and Zoning Commission
I am a property owner on Welsh Avenue in College Station.I am AGAINST WAIVER to allow lots that are less than average lot
width in the block. The builder/developer has already put three, 5 bedroom on lot 10, 11, 12 on Welsh AVEnue(which is directly
behind 900 Hereford). The new homes on Welsh are already negatively impacting the SAFETY and QUALITY of life for the
existing HOMES on WELSH AVENUE. Even with one sided parking, I question the ability of fire trucks and other emergency
vehicles to pass safely with the density and lack of visibility that has been created. Please act RESPONSIBLY and REQUIRE ALL off
road parking per number of bedrooms that you approve! Residents and guests park up and down Welsh in front of property
that is not their address.
The REAL ISSUE here is RESPONSIBLE PARKING for the homes built. 15 bedrooms brings at least 15 cars! Has planning and
zoning required that these homes have 15 parking spaces off the street? Just drive down WELSH AVENUE and one can see the
answer is NO.
4nother interesting fact is the city ordinance that deals with number of unrelated people in a dwelling. Why would our city
:ouncil draft an ordinance like this when the building department approves 5 bedroom houses in a primarily college occupied
area of the city? It would be nice to think that all departments in the city are coordinating efforts toward the same goal.
would appreciate notification of the final decision in this matter.
sincerely yours,
>haron Baron
317-354-1960
;haronbaron@verizon.net
1
Jason Schubert
From: christnerwatson@yahoo.com
Sent: Thursday, April 16, 2015 11:22 AM
To: Jason Schubert
Subject: NO-to replatting 900 Hereford
Dear Mr. Schubert,
I am emailing you to let you know that my husband, David Watson, and I protest the replatting request for
900 Hereford.
We live in the neighborhood on Winding Road. It is a quiet neighborhood even though some homes are
occupied by students. Putting high-density student housing (by replatting) into this neighborhood will
completely change the character of the neighborhood. There is a difference between 4 students living in a
house on a lot in a single-family neighborhood and essentially placing 3 houses on that same lot. Instead of
4 students, you are increasing the density to 12 students. Instead of 4 cars, you have to plan for 12 cars
using the streets in the area. We often walk our dogs to Bryson Park that way and enjoy the quiet
neighborhood. It would become dangerous for us to walk that way with the increased traffic since there are
no sidewalks. The reason we do not walk down Dexter is because the occasional heavy traffic makes our
dogs nervous.
We consider 900 Hereford to be the dividing line between student rentals and the beautiful old and
maintained/restored homes to the north part of the neighborhood. Allowing such a historic structure to be
torn down to build high-density student rentals will be a terrible loss to the City of College Station and lead to
further losses of beautiful historic homes and a special neighborhood.
My husband and I own Winding Road Property Management, LLC. We have purchased and manage several
houses on Winding Road and Orr Street (both sides of Holleman) in order to maintain the character of these
neighborhood enclaves. We rent primarily to visiting professors, scientists and business teams for 2-6 month
periods and, in some cases, for longer periods). Previous renters have all remarked on the quality of the
neighborhood. Replatting 900 Hereford would begin the destruction of that quality.
We urge the Planning and Zoning Commission members to vote against this replatting.
Yours truly,
Cynthia Christner, Manager
David Watson, Manager
Winding Road Property Management, LLC
979-255-0749
1
February 21, 2015
College Station Board of Planning and Zoning
Re: Re-plat 900 Hereford,College Station (Historic Home#31)
Dear College Station Planning and Zoning Members,
My name is Rick Lemons, last spring my partner Dell Seiter and I purchased the above referenced
"Luther Home"for 425K dollars with the intent to renovate it. The house had been rented by the
previous owner to student tenants through 7/2015,we are honoring this lease and hope to start in
August 2015. We have each renovated homes in the Southgate, Eastgate,and Northgate
Neighborhoods. (705 Welsh, 301 Ayrshire,300 Montclair, 1005 Nagle and other).
Please find the attached proposed re-plat and renderings of our planned renovation and the addition of
two other period homes we wish to build on the subject property.The proposed lot lines will allow us to
remove the added on garage and side porch which will be relocated to the rear of the house and allow it
to remain on its current foundation thus avoiding damage to the structure.These are preliminary
renderings and we plan to adjust them (flip floor plans)as necessary to save the existing trees on the
property. We have been in discussions with two other possible Aggie Alumni buyers for these homes for
principal or game day second homes.
The re-plat will result in the saving of a College Station Historic home and add two more period looking
homes to the neighborhood on larger than average lots with rear parking and garages, as well as
substantially increasing the tax base.As you are aware this neighborhood has become very popular with
Aggie Alums wishing to have homes near Kyle Field and TAM U.
Each lot will be approx 64'x 146' (9,390sf).We are seeking a variance for the lot width only which is
slightly smaller than the average of the block (because our current lot is 193'wide thus skewing the
average). Last year P&Z granted 3 similar size lots(variance for frontage) immediately behind 900
Hereford at what is now 811, 813,815 Welsh.Several other similar requests have been granted in
recent years in the 400 block of Montclair, 200and 300 block of Grove,400 and 300 block of Highlands,
600 block of Maryem, 700 block of Welborn.
We have the support of at leaset seven (7)surrounding property owners(same block or adjacent)
located at the following addresses:
905 Winding (directly across the street) Mr. Magruder
811,813,815 Welsh(directly behind) Mr.Sewell
807,809 Welsh (same block to the rear) Mr.Groves
803 Welsh (same block to the rear) Mr. Grant
Thank you for your time,service, and consideration.
Please feel free to contact either myself or Mr.Seiter with questions.
Kind Regards,
_ .--7
,,,,z<
Rick Lemons
301 Spohia
College Station, TX
979-255-1950
,/eV f 111' —
Dell Seiter
9100 Timber Knoll
College Station,TX
979-229-6463
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CITY OF COLLEGE STATION
FINAL PLAT
for
Breezy Heights Addition Lots 9A, 9B & 9C, Blockl
being a Replat of
Breezy Heights Addition Lots 9, Blockl
15-00900066
SCALE: Three residential lots on approximately 0.653 acres
LOCATION: 900 Hereford Street
ZONING: GS General Suburban
APPLICANTS: Richard Lemons and Dell Seiter, owners
PROJECT MANAGER: Jason Schubert, AICP, Principal Planner
jschubert@cstx.gov
BACKGROUND: The subject lot was part of a 1.26-acre replat that was approved
by the Commission in May 2013 to divide the property into four
lots, two fronting Hereford Street and two fronting Welsh Avenue.
The plat did not require waivers but would result in the demolition
of what is known as the Luther Jones House before the plat could
be recorded. The owner at the time worked with area residents for
support of a new replat that would create four lots with one lot
fronting Hereford Street and three fronting Welsh Avenue to help
preserve the existing home. The new replat required waivers to
the average lot width for the three Welsh Avenue lots and was
approved by the Commission in October 2013.
RECOMMENDATION: Staff recommends denial of the waiver requests to Unified
Development Ordinance (UDO) Section 12-8.3.H.2 `Platting and
Replatting within Older Residential Subdivisions' regarding the
proposed lots that are less than the average lot width in the block.
If the Commission approves the waivers, staff would recommend
approval of the Final Plat with the condition that the portions of the
existing structure encroaching into building setbacks of the
proposed lot lines be moved or demolished prior to the plat being
filed for record. If the Commission denies the waiver requests, the
Final Plat should also be denied.
Planning&Zoning Commission Page 1 of 5
April 16, 2015
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April 16, 2015
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DEVELOPMENT HISTORY
Annexation: October 1938
Zoning: R-1 Single-Family Residential renamed GS General Suburban
(2013)
Platting: The original plat for this area is from 1946. A replat of a 1.26-acre
property into four lots, which includes the subject 0.653-acre lot,
was filed for record in January 2014.
Site Development: A single-family structure currently exists on the lot.
COMMENTS
Parkland Dedication: Fee in lieu of parkland dedication of$2,522 (2 x $1,261) is due
prior to filing the plat for record for the two additional lots
proposed to be created.
Greenways: No greenway dedication is required or proposed.
Pedestrian Connectivity: No pedestrian facilities are required or proposed.
Bicycle Connectivity: No bicycle facilities are required or proposed.
Impact Fees: N/A
REVIEW CRITERIA
Compliance with Subdivision Regulations: The proposed Final Plat meets the minimum
requirements of the subdivision regulations contained in the UDO except that portions of the
existing structure encroach into building setbacks of the proposed lot lines and the following
waiver requests:
UDO Section 12-8.3.H.2 —'Platting and Replatting within Older Residential Subdivisions'
requires proposed lots to meet or exceed the average width of the lots in the block. The existing
average lot width in the block is 82.18 feet (see attached schematic) and the Final Plat
proposes lots of 62.99 feet, 64.27 feet, and 65.63 feet in width, necessitating lot width waivers
ranging from 16.55 feet to 19.19 feet.
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;
The applicant states similar replatting has been allowed in this same block within the
past 18 months. As described previously, a replat to create four lots with one fronting
Hereford Street (the subject lot) and three fronting Welsh Avenue was approved by the
Commission in October 2013. That replat included waivers to the average lot width in
the block for the proposed lots along Welsh Avenue. The request was supported by
staff in that it resulted in the same number of lots that could be created without waivers,
created lots more in context with each block face with wider lots on Hereford Street and
Planning&Zoning Commission Page 4 of 5
April 16, 2015
narrow lots on Welsh Avenue, and would increase the likelihood of preserving what is
known as the Luther House at 900 Hereford Street. While the current average of all lots
in the block is 82.18 feet, the average lot width along Hereford Street is 128 feet and
about 61 feet along Welsh Avenue.
2. That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The applicant states the approval of the waivers will allow for the Luther House to be
saved and renovated. If the waivers are not granted, a single-family home would still be
permitted on the property, whether the existing structure or a new one, as was the case
when the current owners purchased the property.
3. That the granting of the waiver 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 would still create lots that exceed the minimum
requirements of GS General Suburban zoning and therefore is not inherently detrimental
to the public health or safety. The proposed lots are smaller than other lots on the
Hereford Street and have the potential to adversely affect the character of the area and
be injurious to the value of property in the area.
4. That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of the Unified
Development Ordinance.
The granting of the requested waivers will likely not prevent the orderly subdivision of
other land as all abutting properties have been developed; but should future
resubdivisions on the block be requested, the average lot width would have been
reduced.
STAFF RECOMMENDATIONS
Staff recommends denial of the waiver request to UDO Section 12-8.3.H.2 'Platting and
Replatting within Older Residential Subdivisions' regarding to the proposed lots that are less
than the average lot width in the block. If the Commission approves the waiver, staff would
recommend approval with the condition that the portions of the existing structure encroaching
into building setbacks of the proposed lot lines be moved or demolished prior to the plat being
filed for record. If the Commission denies the waiver request, the Final Plat should also be
denied.
SUPPORTING MATERIALS
1. Application
2. Applicant's Supplement Information
3. Schematic Showing All Lots in the Block
4. Copy of Final Plat
Planning&Zoning Commission Page 5 of 5
April 16, 2015