HomeMy WebLinkAboutStaff Report I Iv,I 11111111111111111
CITY OF COLLEGE STATION
REZONING REQUEST
FOR
104, 106 and 108 Poplar Street (REZ)
08-005000169
REQUEST: C-2 Commercial Industrial and R-6 High Density Multi-Family to C-
1 General Commercial
SCALE: 0.48 acres
LOCATION: 104, 106 and 108 Poplar Street, generally located on the south
side of Poplar Street, east of the intersection of Poplar Street and
Texas Avenue.
APPLICANTS: Steven Krauskopf, P.E., KFW Engineers
PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner
jprochazka@cstx.gov
RECOMMENDATION: Approval
NOTIFICATIONS
Advertised Commission Hearing Date: September 18, 2008
Advertised Council Hearing Dates: October 9, 2008
The following neighborhood organizations that are registered with the City of College Station's
Neighborhood Services have received a courtesy letter of notification of this public hearing:
N/A
Property owner notices mailed: 13
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
Vehicular rental (U-
Haul), restaurant
C-1 General (Pizza Hut), and
North Redevelopment Commercial and C-2 vehicular repair and
Commercial Industrial service (Brake Check)
are located across
Poplar Street
C-1 General Hotel (La Quinta) and
South Redevelopment Commercial restaurant (Denny's)
East Redevelopment R-6 High Density Single-family home
Multi-Family
C-1 General Vacant commercial
West RedevelopmentCommercial building (formerly
Adult Video)
DEVELOPMENT HISTORY
Annexation: 1939
Zoning: C-2 Commercial Industrial and R-6 High Density Multi-Family
Final Plat: Armstrong Subdivision, Lots 8, 9, 10 and a portion of Lot 7
Site development: The western portion of the property served as a paved parking area
for the vacant commercial building (formerly Adult Video) on the adjacent lot along Texas
Avenue. The eastern portion of the property is vacant, but was previously developed as a
single-family home that was removed in the past couple of years because of fire damage.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The Land Use Plan designates this property
and the surrounding area as Redevelopment. The Comprehensive Plan defines
Redevelopment as "currently developed areas which will experience redevelopment as a
result of increased land value. Redevelopment will occur as mixed use
developments...Mixed use redevelopment areas are projected for areas close to the
University..." It further describes mixed use developments as "areas which encourage
mixing of compatible land uses such as retail/commercial, office, parks, multifamily, and
attached single-family. These uses are developed together in a manner that allows
interaction between the uses and that allows each use to support the other uses. The
residential uses provide the patrons for the office and commercial uses. The layout of these
land uses must take into consideration pedestrian linkages, landscape buffers between the
uses, shared site improvements and vehicular circulation. The success of these mixed use
areas is directly related to the sensitive master planning of the site layout."
The applicant has proposed to redevelop the subject property in conjunction with the
adjacent former Adult Video site as a two-story office building, although the rezoning would
allow for the development of any of the permitted uses in the C-1 district. Because it is a
single use, the proposed development does not itself meet the definition or intent of mixed
use. While there is a mix of uses in the general vicinity, including limited retail, restaurants,
a hotel and single-family homes, the area is distinctly missing the density created by a multi-
family component. Further, the uses existing in the area do not lend themselves toward
support of one another—a small group of detached, non-conforming, single-family homes, a
hotel, vehicle rental and service do not create the synergy expected in a mixed-use area.
As this larger area redevelops, there is an opportunity to work toward consolidation of
properties and a larger-scaled redevelopment that meets the intent of mixed use.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The surrounding properties are largely
developed with general commercial uses, the same as those allowed by the proposed C-1
General Commercial zoning on the subject property. The property located directly to the
east is zoned R-6 High Density Multi-family, but is developed as a single-family home.
Since single-family homes are not a permitted use in the R-6 district, the home is not a
conforming use. General commercial uses are generally compatible with the uses permitted
in a high-density multi-family district.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The proposed
district is designed to provide locations for general commercial purposes, that is, retail sales
and service uses that function to serve the entire community and its visitors. Poplar Street
was designed and built as a residential street to serve adjacent single-family lots. Many of
these lots have since redeveloped (primarily to the north) as commercial uses. The subject
property is less than a half of an acre in size and has limited visibility from a major roadway.
Because of this, not all general commercial uses may be appropriate on the property.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
property is currently zoned C-2 Commercial Industrial and R-6 High Density Multi-Family.
The Commercial Industrial district is designed to provide a location for outlets offering goods
and services to a limited segment of the general public. The uses included primarily serve
other commercial and industrial enterprises. The High Density Multi-Family district contains
land used for a variety of housing types, but primarily multiple family dwellings. The district
is designed to provide the highest density in the community for developments in close
proximity to the University. These uses don't generally rely on visibility to major roadways,
but again, because of the size of the property not all uses permitted in these districts may be
appropriate on the property.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
existing zoning allows the property to be marketed for commercial industrial and multi-family
uses. The proposed rezoning would generally allow for the property to be marketed for
general commercial development.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: There is an existing 12-inch water
line along the north side of Poplar Street available to serve the property. There is also an 8-
inch sanitary sewer line along Poplar Street at the front of the property. Site drainage is
primarily to the southeast within the Wolf Pen Creek drainage basin. Access to the site is
available through Poplar Street. All utilities shall be designed in accordance with BCS
Unified Design Guidelines at the time of Platting and Site Development.
STAFF RECOMMENDATION
Staff recommends approval.
SUPPORTING MATERIALS
1. Application
2. Rezoning map (provided in packet)
U. vv • v-
4 1 1
r.
120' 1
'` 0 FIELD NOTES FOR SUBJECT TRACT 1
lt :i.4:441*--,. EXISTING ZONING R6
.$}3PROPOSED ZONING Cl
A 0.2186 OF AN ACRE OR 9,522 SQUARE FEET MORE OR LESS,
TRACT OF LAND, OUT
'1 `:x OF THE RICHARD CARTER LEAGUE,
BRAZOS COUNTY, TEXAS AND BEING ALL OF LOT 8
t, , AND A SOUTH PORTION OF LOT 7 ME 155 �GE 376F THE ADEED R�CORDNG �OIFION OF COLLEGE
BRAZOS COUNTY,
STATION OF BEING A� OF T THAT TRACT OF LAND CONVEYED TO GEORGE C. AND- TEXAS, AND BEING
" x MARIAN C. CHEN, TRUSTEE OF RECORD IN VOLUME 2302 PAGE 59, OFFICIAL PUBLIC
RECORDS OF BRAZOS COUNTY, TEXAS AND BEING MORE PARTICULARLY DESCRIBED BY
° METES AND BOUNDS AS FOLLOWS:
::: ;:::: 1/2" IRON ROD WITH A BLUE PLASTIC CAP STAMPED "KFW
'eft: ...mexu
:r = :��_�> BEGINNING: AT A SET
SURVEYING" IN THE SOUTHEAST RIGHT OF WAY LINE OF POPLAR STREET, A 50 FOO
T
RIGHT OF WAY DEDICATED IN VOLUME 155 PAGE 376, DEED RECORDS OF BRAZOS
.--.',;,:%:' '� "� �.�r COUNTY, TEXAS, FOR THE NORTHWEST R CORNER OF LOT 8 OF�HE ARMSTRONGT 9 OF THE RADD ARMSTRONG� ` �`"''� ADDITION AND THE SOUTHWEST CDR
. > THE CHEN TRACT AND THIS TRACT, FROM WHICH A FOUND 1/2" IRON ROD FOR THE
f4 is.'''
SOUTHWEST CORNER OF LOT 9 BEARS S27°35'36"W, A DISTANCE OF 59.69 FE T.RSTREET
- ° „ SOUTHEAST RIGHT OF WAY LINE OF POP
-- r THENCE: N40 30 12 E WITH THE
' AND THE NORTHWEST LINE OF THE CHEN TRACT AND LOTS 8 AND 7, A FOR THE NORTHWEST CORNER OF DISTANCE
CHEN
+. k 86.56 FEET TO A FOUND 1/2" IRON ROD
` , TRACT AND THIS TRACT AND THE SOUTHWEST CORNER OF A TRACT OF LAND
�`�, • CONVEYED TO JOHN B. JANIK, TRUSTEE. THIS
:,:p` 14:- THENCE 549°19'05"E WITH THE NORTHEASTTHE JANIK OF THE CHEN DISTANCE OF 110.00 AND
FEET
..• .; -#1:: j '' ` TRACT AND THE SOUTHWEST LINE OF
^mss ;i.• TO A FOUND 1/2" IRON PIN IN THE ENORTHWEST OF RECORD �N VOLUME 1007 PAG
r = CONVEYED TO LQM OPERATING PARTNERS, EAST
LP s.,.z .... . 488, OFFICIAL PUBLIC RECORDS OF BRAZOS THE NORTHEAST CORNER OF THE CTEXAS, FOR THE OHENHTRACT
� •�- ' CORNER OF THE JANIK TRACT AND
AND THIS TRACT.
. seta z k , THENCE: 540°30'12"W WITH THE NORRTTHWES AND LOTS LINE OF THE AND 8, AQM TRACT AND THE
DISTANCE OF 86.56
� ' = SOUTHEAST LINE OF THE CHEN TR
x
�.•"%s FEET TO A SET 1/2" IRON ROD WITH A BLUE PLASTIC CAP STAMPED "KFW SURVEYING'
,: .; ._,:- ._�'r ' ; ��_:,. ;,; FOR THE SOUTHEAST CORNER OF LOT 8 AND THIS TRACT AND THE NORTHEAST
CORNER OF LOT 9.
THENCE: N49°19'05"W WITH THE NORTHEAST
LINE DISTANCE OFOF 1 1 LOT0.00 FEET AND THE
E SOUTHWEST
UT HW E T
f LINE OF LOT 8 AND THIS TRACT,
F
�, ��, xf ., BEGINNING AND CONTAINING 0.2186 BY KFW SURVEYINGACRE, SAID .
BEING DESCRIBED IN
>;;„ = 3 ACCORDANCE WITH A SURVEY PREPARED
FIELD NOTES FOR SUBJECT TRACT 2
` x EXISTING ZONING C2
PROPOSED ZONING Cl
.: i. ' a n 2575 OF AN ACRE OR 11,216 SQUARE FEET_MORErOR LESS, TRACT OF LAND, OUT
FIELD NOTES FOR SUBJECT TRACT 2 LLL'Ll
EXISTING ZONING C2
PROPOSED ZONING Cl LC tin
A 0.2575 OF AN ACRE OR 1 1,216 SQUARE FEET MORE OR LESS, TRACT OF LAND, OUT _1 V
OF THE RICHARD CARTER LEAGUE, BRAZOS COUNTY, TEXAS AND BEING ALL OF LOTS 9 M
AND 10 OF THE ARMSTRONG ADDITION OF COLLEGE STATION OF RECORD IN VOLUME 44
155 PAGE 376, DEED RECORDS OF BRAZOS COUNTY, TEXAS, AND BEING MORE 1,
PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: `V
BEGINNING: AT A FOUND 1/2" IRON ROD IN THE SOUTHEAST RIGHT OF WAY LINE OF IT
POPLAR STREET, A 50 FOOT RIGHT OF WAY DEDICATED IN VOLUME 155 PAGE 376, LLI tT
DEED RECORDS OF BRAZOS COUNTY, TEXAS, FOR THE NORTHWEST CORNER OF LOT 11
OF THE ARMSTRONG ADDITION AND THE SOUTHWEST CORNER OF LOT 10 OF THE
ARMSTRONG ADDITION AND THIS TRACT. o W
14
THENCE: N27°35'36"E WITH THE SOUTHEAST RIGHT OF WAY LINE OF POPLAR STREET l k
AND THE NORTHWEST LINE OF LOTS 10 AND 9, AT A DISTANCE OF 59.39 FEET
PASSING A FOUND 1/2" IRON ROD FOR THE NORTHWEST CORNER OF LOT 10 AND THE M
SOUTHWEST CORNER OF LOT 9 AND CONTINUING FOR A TOTAL DISTANCE OF 119.08 Q
FEET TO A SET 1/2" IRON ROD WITH A BLUE PLASTIC CAP STAMPED "KFW SURVEYING" t,�
FOR THE NORTHWEST CORNER OF LOT 9 AND THIS TRACT AND THE SOUTHWEST Q `t
CORNER OF LOT 8 OF THE ARMSTRONG ADDITION, FROM WHICH A FOUND 1/2" IRON MI' Q
ROD FOR THE NORTHWEST CORNER OF A TRACT OF LAND CONVEYED TO GEORGE C.
CHEN ET UX BEARS N40°30'12"E, A DISTANCE OF 86.56 FEET;
THENCE: S49°19'05"E WITH THE NORTHEAST LINE OF LOT 9 AND THE SOUTHWEST Q
LINE OF LOT 8, A DISTANCE OF 110.00 FEET TO A SET 1/2" IRON ROD WITH A BLUE
PLASTIC CAP STAMPED "KFW SURVEYING" IN THE NORTHWEST LINE OF A TRACT OF
LAND CONVEYED TO LQM OPERATING PARTNERS, LP OF RECORD IN VOLUME 1007
PAGE 488, OFFICIAL PUBLIC RECORD OF BRAZOS COUNTY, TEXAS, FOR THE
SOUTHEAST CORNER OF LOT 8 AND THE NORTHEAST CORNER OF LOT 9 AND THIS
TRACT;
THENCE: S40°30'12"W WITH THE NORTHWEST LINE OF THE LQM TRACT AND THE
SOUTHEAST LINE OF LOTS 9 AND 10 AND THIS TRACT, AT A DISTANCE OF 58.14 FEET
PASSING A SET 1/2" IRON ROD WITH A BLUE PLASTIC
FOR A TOTAL DISTANCEING"
OF
FOR THE COMMON LOT CORNER 9/10, AND CONTINUING
115.99 FEET TO A SET 1/2" IRON ROD
BLUE
AND THE PLASTIC
E NORTHEASTE�ORNER
SURVEYING" FOR THE SOUTHEAST CORNER OF LOT 10
OF A TRACT OF LAND BEING A PORTION OF LOT 29 OF THE D. A. SMITH SUBDIVISION
(CALLED THE SOUSARES TRACT ON THE ARMSTRONG ADDITION PLAT) OF RECORD IN
VOLUME 49 PAGE 106, DEED RECORDS OF BRAZOS COUNTY, TEXAS.
THENCE: N49°19'05"W WITH THE NORTHEAST LINE OF THE SOUSARE TRACT AND LOT
11 AND THE SOUTHWEST LINE OF LOT 10 AND THIS TRACT, A DISTANCE OF 83.40
FEET TO THE POINT OF BEGINNING AND CONTAINING 0.2575 OF AN ACRE. SAID
TRACT BEING DESCRIBED IN ACCORDANCE WITH A SURVEY PREPARED BY KFW
SURVEYING.
JOB NO. 1010701
DATE: JULY;
DRAWN: SG CHE(
SHEET NUI
1 OF
n,irorrAM V Al TFRFn RFI Y ONLY ON FINAL HARDCOPY MATERIALS BEARING THE CONSULTANT'S ORIGINAL SIGNATI