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Commission Approves Preliminary Plat and Rezoning for 513515 West Second Street after Variance
Summary
The Planning and Zoning Commission approved a preliminary plat and rezoning for a subdivision at 513515 West Second Street after the Board of Adjustment granted a variance for Lot 1A’s size; staff recommended approval and a builder warned lenders charge higher rates on zero-lot-line units.
The Planning and Zoning Commission approved a preliminary plat and rezoning for property referenced as 513515 West Second Street on Aug. 11, 2025, after the Board of Adjustment granted a variance for one undersized lot.
City planning staff recommended approval of both the preliminary plat and the rezoning from an R-2 overlay (two-family residential overlay) to R-1C (single-family attached) and noted the Board of Adjustment had granted a variance allowing Lot 1A to remain at 5,780 square feet, under the city’s 6,000-square-foot minimum. The commission voted to approve both items; one member stated they would abstain during the preliminary-plat vote (name not specified in the record).
The matter combined a subdivision application and a zoning change. Staff told the commission the applicant seeks to subdivide the property so each dwelling would sit on its own lot; under the city’s current code, the R-1C zoning requires one dwelling per lot and the platting and rezoning usually proceed together. The record shows staff recommended approval after the Board of Adjustment variance removed the immediate statutory obstacle to subdividing Lot 1A.
During the discussion commissioners and staff raised recurring process issues: small shortfalls in lot area often trigger separate variance applications to the Board of Adjustment. A planning staff member said the city is exploring code revisions to reduce the need for adjustment-board variances in cases where lots fall just a few hundred square feet short of the 6,000-square-foot minimum. Commissioners discussed the possibility of a future review of existing R-2 overlay lots and notifying owners about options; staff cautioned that subdivision must be completed to reflect separate lots and services if property owners pursue that path.
Aaron Wagner of BFA, who identified himself during public comment, said several recent zero-lot-line projects in town have become harder to finance. “Some banks won't even loan money on these anymore. They are zero lot lines like this, but most banks are charging up to 2% higher on interest rates for it,” Wagner said, adding that higher financing costs motivate some owners to pursue subdivision and rezoning.
The commission’s approval clears the path for the applicant to proceed with the subdivision and change to R-1C zoning. The transcript record does not show additional conditions attached to the approvals; staff noted outstanding utility issues sometimes arise on similar plats and said those are addressed during plat review and permitting.
File references in the record include a preliminary-plat filing labeled 250801513515WestSecondStreetPlat5513515WestSecond and a rezoning filing listed as 250802. The Board of Adjustment variance was recorded as having been granted earlier the same evening.
