[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6152000,"mediaKeyId","5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2","parentId",5500753,"title","Alpine commission approves setback variance for 502 South Fifth to allow refurbishment","audioSeconds",227,"startMs",129000,"endMs",356000,"viewUrl","/Search/View?dp=1&key=5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2&start=129&end=356","thumbnailUrl","https://assets.pipeline.soar.com/5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2/thumbnail_129000.jpg","articleUrl","/articles/6152000/Alpine/Brewster-County/Texas/Alpine-commission-approves-setback-variance-for-502-South-Fifth-to-allow-refurbishment","mediaUrl","https://secure.pipeline.soar.com/6152000-59d9e4ba08b1030fdd9a0e0f735fda3b/orig.mp4?Expires=1775597361&Signature=onTW2XwORKhZpNyg1wjoKbcel~xd~NPgD-GDT5DPVYw4CIYEp9bavG2DTT0t6izuZgQlhXozYz5bAZdV~gbRD31JRBsxpXq0ml2pKY~y3Lzn0FYihpynuGqm55VPR3tzqef3Eme6aGfQKrjyn-km-0DekYXd1ey21adE29dESJ2Wqo8HQkeXJn0d7xUHbb9NO8X7S1SV3MjOby7kyh9xvmwmGAGjZnlFHJkdgEQj0kHQnu5L1XxxFv~AWXej57zL6Hfm0UwJf9tgMPrnRngzi4g~sbdN87Gnap3DdAEQ7npmaDfHBOicz~cVAVry7WtTBIFhsGKTOI80JjrhfBwOyQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Alpine, Texas","date","2025-07-29T13:14:07Z","article","The Alpine Planning and Zoning Commission on July 28 approved a variance allowing a reduced front setback for the property at 502 South Fifth Street so the owner may refurbish an existing structure that predates the city’s 25‑foot setback requirement. The action permits measured setbacks of roughly 11 feet and about 13.5 feet where the building sits closer to the property lines, rather than the 25 feet required by current code.

The variance matters because the building on the lot is legally nonconforming and, without relief, the owners would be unable to obtain permits to restore it. City staff told the commission they measured the structure and recommended the commission specify the actual distances that would be allowed so the applicants could proceed with remodeling rather than having to board up or demolish the structure.

City planner Jessica Isley told commissioners that “a portion of the building is sitting about 11 feet from their property line, and another is about 13 and a half feet from their property line,” and that approval could be limited to allowing only repair of the existing footprint. Neighbor Cara Coates, who said she owns property at 508 South Fifth Street, told the commission she and two other neighbors objected to the variance as submitted because they found the notice and application unclear and said the application did not reflect the applicant’s verbal description of planned improvements. “There’s insufficient information presented upon which to determine the impact of the request on the neighborhood,” Coates said during public comment.

Applicant Elizabeth Martinez told the commission she and her husband planned to refurbish the existing structure for family use and said the neighbors had not previously contacted her about tenant or maintenance problems: “Whenever we go over there, we park on the property, not necessarily on the street,” Martinez said, adding that she had told neighbors her intent was not to use the building as a rental. City staff warned the commission that the city cannot regulate whether an owner later rents a habitable unit: remodeling and subsequent rental would be subject to other permitting and occupancy rules.

After discussion the commission offered and approved an amendment to the original motion specifying the measured setbacks rather than the 0‑foot setback listed in the public notice, and then voted to approve the variance as amended. The commission’s decision allows the applicants to pursue building permits limited to remodeling the existing footprint; the approval does not authorize expansion of the structure beyond the specified footprint.

The subject property is described in the public record as Block 1, Lots 1–4, Ferguson Addition, with property ID 10377 and current zoning R‑3 (Apartment District). City staff said the structure predates the adopted code and is therefore nonconforming. The approval was recorded by the commission during the July 28 meeting; the applicants may now apply to the city for the permits required to begin work.

The commission’s action addressed neighbors’ requests that the application include clearer diagrams, a clarified statement of what portion of the code is at issue, a footprint‑only limitation, and a site plan for parking. Staff said they will update future public notices and packet materials to include measured setbacks and clearer exhibits.","mediaType","Video","parentTitle","July 28, 2025 Planning & Zoning Commission Meeting","oneSentenceSummary","The Alpine Planning and Zoning Commission on July 28 approved a variance allowing a reduced front setback for the property at 502 South Fifth Street so the owner may refurbish an existing structure that predates the city’s 25‑foot setback requirement.","taxTitle","Alpine , Brewster County, Texas","taxId",55416,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6151990,"Planning commission recommends C0 rezoning for 601 South Walker; neighbors voiced bar and traffic concerns",4413,684000,5097000,"/Search/View?dp=1&key=5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2&start=684&end=5097","https://assets.pipeline.soar.com/5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2/thumbnail_684000.jpg","/articles/6151990/Alpine/Brewster-County/Texas/Planning-commission-recommends-C0-rezoning-for-601-South-Walker-neighbors-voiced-bar-and-traffic-concerns","https://secure.pipeline.soar.com/6151990-9db6306cbe1ff70e72b12bb08b67032e/orig.mp4?Expires=1775597361&Signature=P5pgW7BfYt79qtRLHvg23QS0hHOgHucA-JSiSetL6ZC-VcvRWB5NW2mke~0oa6EPa~XyZdTWhWWmH8I55LI94Qx0rpWtumkDNifMfnC8iRTTE0DVKrPyb8ZwUJJhIniwyTwHED0bQQ-nODKM0rL4tLoCX-sS2OSKTRfJCDKT9akjFiipqmnnzadUzhYHjP4xlRNxWaH7OSZ4fBJeiE0SQiREO--oPARQdWmLB8pgUu2nWdzU-nwqINWsR6P8v~P50SGpiE1jDdMfEQfoXS1HQEfKbXhBQU0fMM02npFkAUFj4szvlTi0hekd6NvncLn3ci7fLka1slcmyJAQy201RQ__&Key-Pair-Id=KUT5TJCACFTXG","The Alpine Planning and Zoning Commission on July 28 recommended approval of a rezoning request that would change the property at 601 South Walker from R‑4 (Mixed Residential/Mobile Home District) to C‑0 (Office/Services District). Applicant Melinda Vega told the commission she intends to use the property for a low‑intensity commercial use such as an art studio and said she does not intend to operate a bar.

The request follows an earlier attempt by a prior owner to secure commercial zoning that was denied by the City Council after the commission had recommended denial. City staff explained the legal framework commissioners must apply in considering a noncontiguous rezoning (commonly called spot zoning) and provided recommended findings to document the decision. The packet cited Alpine ordinance 2024‑08‑01 and referenced the four‑factor balancing test drawn from case law (transcript reference: “Bar v. Tippett”) that evaluates public purpose, consistency with surrounding land uses, suitability of current zoning, and the proposed zoning’s relationship to public welfare.

Several nearby residents spoke at the hearing. One longtime neighbor, who identified himself as Martin and said his family has lived near the site for roughly 80 years, urged the commission not to approve a change that could permit a bar. “Our concern is that we don't want it to become a bar,” Martin said, describing past problems when a prior bar operated nearby, including noise, trash and late‑night disturbance. The applicant, Melinda Vega, replied to public comment: “I’m not intending to making my property, bar,” and said her plan is for office‑style uses and an art studio.

Planning staff reviewed the C‑0 district’s permitted uses with commissioners and said C‑0 is intended to allow low‑impact professional and service uses that primarily serve nearby residential areas, such as medical and dental offices, accountants, small professional offices and studios for teaching or commercial/fine arts. Staff advised that C‑0 is often used as a buffer between residential areas and more intensive commercial zones and that C‑0 does not, by itself, permit higher‑intensity retail or automatic alcohol sales; any sale of alcoholic beverages in an area otherwise restricted by the zoning code would require separate permitting and, in some cases, a special‑use permit or additional city approvals.

Commissioners debated the four spot‑zoning factors. Several members said they found that the rezoning met enough criteria to justify an exception to the spot‑zoning prohibition because the C‑0 district would provide a buffer along the busy thoroughfare and because the planned uses are limited and could provide public benefit. One commissioner noted that staff provided a draft set of findings for the record and recommended the commission adopt those findings to reduce legal risk. After discussion the commission voted to recommend approval and asked staff to draft and attach formal findings of fact supporting the recommendation. Commissioners and staff noted that City Council will make the final zoning decision; if the commission had recommended denial, the city code requires a supermajority of council to overturn that recommendation.

The commission’s recommendation does not itself change land use; it forwards the rezoning recommendation and the drafted findings to City Council for final action. If the council approves a rezoning to C‑0, the property owner would then be able to apply for the types of office and service uses allowed in that district; any change to permit alcohol sales or a more intensive commercial use would require additional approvals.","The Alpine Planning and Zoning Commission on July 28 recommended that the City Council rezone 601 South Walker from R‑4 (Mixed Residential) to C‑0 (Office/Services) so the property owner can pursue a low‑intensity commercial use such as an art studio.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6151995,"Commission updates plat records after sale of unimproved streets near West Brown and 16th",2126,589000,2715000,"/Search/View?dp=1&key=5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2&start=589&end=2715","https://assets.pipeline.soar.com/5500753-4e2b01f45c727d90ac5bc3fc9a1aafc2/thumbnail_589000.jpg","/articles/6151995/Alpine/Brewster-County/Texas/Commission-updates-plat-records-after-sale-of-unimproved-streets-near-West-Brown-and-16th","https://secure.pipeline.soar.com/6151995-f493d890e8fde3fc55a6e58e26409b29/orig.mp4?Expires=1775597361&Signature=PrjA4BFulffyjo5c9HDiaknmj~LQssk7SXILho9714UlaUFjK-QwIBoD8Ea2AmaZMK0lMRCPRG1Nl16Uxr-NdH63zPlkfSSb2N4yBn5edF8aNQy5jRmqtHFKpUrLxYEfUhuG~QBunU443ITnQSqkBbnvSZWQXZFlh9eNwrXGmSPVZT9tKwyz1oT1ENZWZ62ulm7zWy5kMKVVSJ1atBQcL0ePa7iU85KGo3CLMIdEUAM~MJhksPMgo0dyiRJvewYUnkT9PU8t7twxYQcIiEvOceTa-qUyVrO9l1HFBbhZqJXG4YfgoQ3~5BfPi4ouTSX9Q5qA7NetEDHJwSAnooTkmA__&Key-Pair-Id=KUT5TJCACFTXG","The Alpine Planning and Zoning Commission on July 28 approved a replat submitted by Michael Freeman McCarson and Elizabeth Lynn McCarson to reflect an updated ownership configuration after the city conveyed portions of unimproved right‑of‑way to the applicants.

The replat covers parcels at or near the corner of West Brown Street and Sixteenth Street and records the relocation of portions of unimproved avenues that previously existed in the Colima (Killeema) Addition. City staff said the sale of the unimproved streets was authorized by ordinance 2025‑04‑04, which vacated and conveyed portions of Saltillo Avenue, Monterey Avenue, Toluca Avenue and Marillos Avenue to the applicants; the city retained one street (Avenue C) for ingress and egress.

Staff said the replat is a ministerial action to update the public plat records and that the proposed replat meets the city’s minimum requirements. The record parcels affected carry property identification numbers listed in the packet (including 10309–10314). The current zoning classification will remain R‑2 (Two‑Family District); no rezoning was proposed.

Commissioners had no substantive objections and voted to approve the replat unanimously. City staff said the replat completes the final step of updating the official plat and property records after council authorized the sale.

Because the action simply updates the recorded plat to show the newly conveyed parcels, staff described it as procedural and not expected to alter immediate land‑use rights beyond the conveyance already authorized by ordinance.","Alpine Planning and Zoning Commissioners approved a replat submitted by Michael and Elizabeth McCarson to reflect the conveyance of unimproved city streets to private ownership following ordinance 2025‑04‑04. The replat updates property boundaries and does not change zoning.","actionData","errors"]

Article not found

Alpine commission approves setback variance for 502 South Fifth to allow refurbishment

Planning commission recommends C0 rezoning for 601 South Walker; neighbors voiced bar and traffic concerns

Commission updates plat records after sale of unimproved streets near West Brown and 16th