HomeMy WebLinkAbout11-00500062- 00076367a3
SCALE:
LOCATION:
ZONING:
APPLICANT:
PROJECT MANAGER:
RECOMMENDATION:
CITY OF COLLECIE STATION
FINAL PLAT
for
College Hills Estates Lots 8R, 9R & 10R
Being a Replat of
College Hills Estates Lots 8, 9 &10
11- 00500062
3 lots on 0.79 acres
501, 503 and 505 Brooks Ave
R -1 Single Family Residential
Justin Whitworth, Owner /Representative
Matt Robinson, AICP, Senior Planner
mrobinson @cstx.gov
Staff recommends approval of the waiver request and the replat.
Planning & Zoning Commission Page 1 of 6
May 5, 2011
Planning & Zoning Commission Page 2 of 6
May 5, 2011
Planning & Zoning Commission Page 3 of 6
May 5, 2011
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Planning & Zoning Commission Page 3 of 6
May 5, 2011
NOTIFICATIONS
Advertised Commission Hearing Date: May 5, 2011
The following neighborhood organizations that are registered with the City of College Station's
Neighborhood Services have received a courtesy letter of notification of this public hearing:
College Hills Homeowners Association
Property owner notices mailed: 18
Contacts in support: None as of date of writing this Staff Report
Contacts in opposition: None as of date of writing this Staff Report
Inquiry contacts: 1 inquiry as of date of Staff Report
DEVELOPMENT HISTORY
Annexation: 1939
Zoning: R -1, Single Family since annexation
Final Plat: College Hills Estates (1939)
Site Development: Vacant
COMMENTS
Parkland Dedication: These lots were originally created in 1939, before parkland
REVIEW CRITERIA
Compliance with Subdivision Requirements: Section 8.2.H.2.b.2.(b) of the Unified
Development Ordinance states that a plat which creates an additional lot or building plot must
meet or exceed the average width of the lots along the street frontage, for all lots in the block
and contain at least 8,500 square feet of space for each lot.
The proposed final plat requires a waiver to Section 8.2.H.2.b.2.(b) of the Unified Development
Ordinance, regarding lot width standards for replatting in older subdivisions. The calculated
average lot width for the block is approximately 95.75 feet, which includes the subject building
plot. Of the three lots being created, lots 8R and 9R would each require a waiver of
Planning & Zoning Commission Page 4 of 6
May 5, 2011
dedication fees were required. The applicant is proposing to
subdivide the one existing building plot into three lots, thus
creating two additional buildable lots. Fees -in -lieu of parkland
dedication in the amount of $4,042 are required for the two
additional building plots being created.
Greenways:
Wolf Pen Creek Tributary B begins in Thomas Park which is
adjacent to the subject property and falls within Wolf Pen Basin I.
Pedestrian Connectivity:
Sidewalks do not currently exist along Brooks Avenue and none
are proposed.
Bicycle Connectivity:
A bike route exists on Gilchrist Avenue that connects to a multi-
use path within Thomas Park, which is located across the street
from the subject properties.
Impact Fees:
N/A
REVIEW CRITERIA
Compliance with Subdivision Requirements: Section 8.2.H.2.b.2.(b) of the Unified
Development Ordinance states that a plat which creates an additional lot or building plot must
meet or exceed the average width of the lots along the street frontage, for all lots in the block
and contain at least 8,500 square feet of space for each lot.
The proposed final plat requires a waiver to Section 8.2.H.2.b.2.(b) of the Unified Development
Ordinance, regarding lot width standards for replatting in older subdivisions. The calculated
average lot width for the block is approximately 95.75 feet, which includes the subject building
plot. Of the three lots being created, lots 8R and 9R would each require a waiver of
Planning & Zoning Commission Page 4 of 6
May 5, 2011
approximately 20.75 feet, and lot 1 OR would require a waiver of approximately 4.75 feet to the
average lot width requirement.
In accordance with the Subdivision Regulations, when considering a variance, the Planning and
Zoning Commission should make the following findings to approve the variance:
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;
A special condition does exist for the property due to the subject building plot and lots along
Walton Drive skewing the average lot width. Lots along Walton Drive are generally of much
greater size than those lots located on streets perpendicular to Walton Drive. Adjacent lots
on Brooks Avenue are all of similar size and lot width to what is being proposed with this
replat.
2) That the variance is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The waiver is necessary in order to allow for development in the pattern that currently exists
for the neighborhood. The College Hills Estates subdivision consists primarily of medium -
density single- family residences on 0.25 acre or greater lot sizes.
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
The granting of the waiver would not be detrimental to the public health, safety, or welfare,
nor would it be injurious to other properties in the area, or to the City in administering this
chapter. With the exception of lots fronting on Walton, existing platted lots along the street
and within the subdivision have similar lot sizes and lot widths as to what is being proposed.
4) That the granting of the variances 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 granting of the waiver would not affect any future orderly subdivision of property in this
area because the remaining lots within the block are already subdivided and developed.
The area primarily consists of medium - density single- family residences, which is what would
be continued with the granting of the requested waiver.
STAFF RECOMMENDATIONS
Staff recommends approval of the applicant's waiver request to the average lot width and
replat. It is in staff's opinion that a special condition does exist for the subject property on the
basis that the existing platted lots in the block and neighborhood are of similar lot size and lot
width to what is proposed with the replat. The waiver is necessary to continue the existing
neighborhood development pattern, with regards to lot size and lot width.
Planning & Zoning Commission Page 5 of 6
May 5, 2011
If the Commission chooses to deny the applicant's waiver request then the replat would not be
in compliance with the Subdivision Regulations of the Unified Development Ordinance and staff
would recommend denial of the replat.
SUPPORTING MATERIALS
1. Application
2. Letters of Support
3. Copy of Final Plat (provided in packet)
Planning & Zoning Commission Page 6 of 6
May 5, 2011