HomeMy WebLinkAboutSTAFF REPORT MEMORANDUM
October 28, 2003
TO: Planning and Zoning Commission
FROM: Spencer Thompson
Email: sthompson @cstx.gov
SUBJECT: VARIANCE REQUEST AND REPLAT for LOT 5, BLOCK 1 of FS
KAPCHINSKI SUBDIVISION
Item: Public hearing, discussion, and possible action on a Variance Request to Section
18 of the Subdivision Regulations and a Replat for Lot 5, Block 1 of FS Kapchinski
Subdivision consisting of 2 lots on 0.9 acres generally located at 1609 Park Place.
Applicant: Kerr Surveying, Agent
Staff Recommendations: Staff recommends approval of the Replat on the condition
that the variance request is approved.
Item Summary: This item is firstly, the consideration of a variance request to Section
18, Platting and Replatting Within Older Residential Subdivisions. The regulation is
applicable to subdivisions platted prior to July 15, 1970. The regulation states:
18 -8. In addition to the other provisions of this ordinance, no plat, replat, vacating and
resubdividing plat or other plat intended to provide for the resubdivision of an existing lot
or lots in a residential subdivision may be approved unless:
18 -8.1 The plat does not create an additional lot or building plot.
18 -8.2 A plat which does create 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
dwelling unit.
The plat does create an additional lot. Both Tots exceed the 8,500 sqft minimum cited
above. The average width of the lots in the block has been determined to be 62 -ft. The
Applicant is seeking to plat two Tots each with a width of 54 -ft. A variance is therefore
required (see Section 5 Variances included below). The newly created lots would
exceed the required 50 -ft minimum lot width for R -1 zoning.
This area has recently seen new development activity. Lot width variances have been
granted by the Commission in this area in the recent past; specifically the adjacent lots
to the west.
The Commission must first rule on the variance request. If approved, the Commission
can vote on the approval /denial of the plat.
Comprehensive Plan Considerations:
Land Use Plan: Single- family, residential
Zoning: R -1
Thoroughfare Plan: Park Place is a residential street
Parkland Dedication: Fee in lieu of land. The fee is currently $556 per lot. One lot is
existing. The fee is due on one newly created lot.
Open Space Dedication: None
Special Area Plans: N/A
Attachments:
1. Area map
2. Application
3. Letter from Applicant
4. Plat on wall in Council Chambers
SECTION 5: VARIANCES
55 = A The Commission may authorize a variance from the regulation when, in their opinion, undue
hardship will result from requiring strict compliance. In granting a variance, the Commission shall
prescribe only conditions that it deems not prejudicial to the public interest. In making the findings
hereinbefore required, the Commission shall take into account the nature of the proposed use of
the land involved, the existing use of land in the vicinity, the number of persons who will reside or
work in the proposed subdivision, the possibility that a nuisance will be created, and the probable
effect of such variance upon traffic conditions and upon public health, convenience, and welfare of
the vicinity. No variance shall be granted unless the Commission finds:
5 -A.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;
5 -A.2 That the variance is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
5 -A.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
5 -A.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.
55 = 8 Such findings of the Commission, together with the specific facts upon which such findings are
based, shall be incorporated into the official minutes of the meetings at which such variance is
granted. Variances may be granted only when in harmony with the general purpose and intent of
this chapter so that public health, safety, and welfare may be secured and substantial justice
done.
KERR SURVEYING CO.
P.O. BOX 269
505 CHURCH STREET
COLLEGE STATION, TEXAS 77841
Brad Kerr Telephone:
Registered Professional (979) 268 -3195
Land Surveyor #4502 (979) 691 -8904 FAX
September 18, 2003
RE: Replat of Lot 5, F. S. Kapchinski's Subdivision
On behalf of our client we have submitted a Replat of Lot 5 in the F. S. Kapchinski's
Subdivision on Park Place in College Station. We are requesting approval of the 2 new lot widths
of 54.13 feet. The existing average lot width for the lots from 1603 Park Place to 1707 Park
Place (41 lots) is 61.96 feet (see the attached exhibit). We are requesting a variance of 7.83 feet
to the city Ordinance governing the lot width for older subdivision. Please note that 21 of the 41
lots under consideration have less than 54 feet of frontage lot width.
Creating the new lot widths would not create a major density difference from the existing
and on -going development in this area. The creation of the new lots will provide the opportunity
for upgraded development of the existing lot.
Thank you for your consideration in the matter.
Sincerely,
�LCG -I�
&
Louise Fischer
CAD Manager, Kerr Surveying