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<br /> -13- <br /> 3. That the granting of the variance will not <br /> be detrimental to the public health, <br /> safety or welfare, or injurious to other <br /> property in the area; and <br /> 4. That the granting of the variance will not <br /> have the effect of preventing the orderly <br /> subdivision of other land in the area in <br /> accordance with the provisions of this <br /> ordinance. <br /> Such findings of the commission, together with the <br /> specific facts upon which such findings are based, <br /> shall be incorporated into the official minutes of <br /> the commission meeting at which such variance is <br /> granted. Variances may be granted only when in <br /> harmony with the general purpose and intent of this <br /> ordinance so that the public health, safety and <br /> welfare may be secured and substantial justice <br /> done. Pecuniary hardship standing alone, shall not <br /> be deemed to constitute undue hardship. It shall <br /> be the responsibility of the proponent of a <br /> variance to offer to the Planning Commission in <br /> writing proposed findings at the time of the <br /> variance application. Any application that does <br /> not include proposed findings is incomplete and <br /> will not be processed. <br /> Sec. 14. Appeal. <br /> A. Any person or persons, jointly or severally, <br /> aggrieved by any decision of the Planning <br /> Commission, zoning Commission or City official <br /> pursuant to the administration and enforcement of <br /> this ordinance may appeal such decision to the <br /> City Council pursuant to the rules and requirements <br /> of the Subdivision Ordinance (pertaining to appeals <br /> of Planning Commission decisions) as it now exists <br /> or may be hereafter amended. <br /> B. The Director of Planning and Building <br /> Inspections shall not issue a building permit or <br /> record a plat within the SMRC for which a variance <br /> has been approved by the Planning Commission until <br /> the appeal approval time period has ended. <br /> c. If the decision on the City Council appeal <br /> approval has the effect of requiring building, <br /> site, or subdivision construction plans to be <br /> revised, a building permit shall not be issued <br /> until the revised plans are approved by the <br /> Director, nor shall a plat be recorded until the <br /> requirements of the Subdivision Ordinance are met. <br /> Sec. 15. Transfer of Development Rights. <br /> A. within the city limits of San Marcos, the <br /> permitted uses, base densities and bonuses of the <br /> Planned Development District (PDD) (see Sections <br /> 200 and 600, Article 1, Chapter 35 of this Code) <br /> may be transferred and added to a PDD outside the <br /> SMRC as follows: <br /> 1. The land to which densities or uses are <br /> being transferred need not be owned by the <br /> same person nor be contiguous with the <br /> property from which density bonuses are <br /> being transferred. <br />