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Cleburne council approves replat and right‑of‑way variance for two Avondale lots
Summary
After a 5–1 Planning & Zoning denial, the City Council unanimously approved a replat and variance to create two legal lots at 1404 Granbury Street and 516 Marengo Street, allowing future permitting despite a Master Thoroughfare Plan requirement for wider right‑of‑way on Granbury.
The City of Cleburne City Council on Tuesday approved a replat and a variance to the right‑of‑way dedication requirement for two lots in the Avondale addition, allowing the creation of two legal lots at 1404 Granbury Street and 516 Marengo Street and clearing the way for future building permits.
The action reverses a 5–1 recommendation for denial from the Planning & Zoning Commission, which had relied on the city's Master Thoroughfare Plan and the subdivision ordinance requiring dedication of sufficient right of way. City staff said Lot 1R at 1404 Granbury currently contains an existing home and is zoned SF‑7; Lot 2R at 516 Marengo is vacant and zoned duplex. Mayor Scott Kane opened the public hearing and staff said the replat would legalize the two lots so the applicant could obtain building permits.
City staff explained that Granbury Street is classified in the Master Thoroughfare Plan as a minor collector and the plan calls for a 75‑foot right of way, which would normally require the applicant to dedicate 12.5 feet along Granbury. Staff said existing homes along the corridor are built close to the street, and requiring dedication would force encroachments into existing structures, making dedication “somewhat impractical.” The staff presentation listed dimensional standards the lots must meet: for the SF‑7 lot, a 7,000‑square‑foot minimum and 60‑foot width (an 87‑foot minimum depth was previously approved by the Zoning Board of Adjustment); the duplex lot requires a 75‑foot width and 100‑foot depth.
The Planning & Zoning Commission recommended denial under Subdivision Ordinance 154.08 to preserve right of way for possible future expansion along Granbury. The applicant and supporters said they do not expect the city to obtain the full 75‑foot right of way without removing multiple homes. Jennifer Braswell, listed as the petitioner, was present in support; other supporters filed cards but did not speak.
Councilman Derek Weathers moved to approve the replat and variance “as presented.” Councilman John Warren seconded. The council voted unanimously in favor; the mayor declared the motion approved.
Council members and staff noted the variance affects the parkway area (landscaping, sidewalks and buffers) more than the travel lanes and that the approval leaves approximately six feet in the parkway area for future pedestrian facilities, per staff analysis. The council did not attach additional conditions beyond the staff recommendation. The applicant may proceed with recording the replat to enable permitting.
Clarifying details from the hearing: the subject property totals about 0.5 acres; Lot 1R fronts Granbury and contains an existing house that partially straddles original parcel lines; Lot 2R fronts Marengo and is currently vacant; Granbury is designated a minor collector in the city's 2022 Master Thoroughfare Plan; Planning & Zoning reviewed the case on Aug. 25 and voted 5–1 to recommend denial.
Votes at the meeting: motion by Councilman Derek Weathers to approve 8.1 as presented; second by Councilman Oliver Cosby; vote: Councilman Derek Weathers — yes; Blake Jones, Mayor Pro Tem — yes; Oliver Cosby — yes; John Warren — yes; Mayor Scott Kane — yes; outcome: approved unanimously.
