HomeMy WebLinkAboutStaff Report 4rif ilik111114
CITY OF COLLEGE STATION
VARIANCE REQUEST
FOR
108 POPLAR STREET
REQUEST: Height / Setback Variance
LOCATION: 108 Poplar Street, located along the south side of Poplar Street
APPLICANT: Steven Krausfopf, KFW Engineers
PROPERTY OWNER: South New Braunfels 47, Ltd.
PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner
jprochazka @cstx.gov
RECOMMENDATION: Approval
BACKGROUND: The subject property is located on Poplar Street. 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 is zoned for general commercial uses. The surrounding
properties are largely developed with general commercial uses.
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.
The applicant has proposed to redevelop the subject property, in conjunction with the
adjacent former Adult Video site, as a two -story office building, and has therefore
requested that Section 7.1.H.2 Single Family Protection (a height limitation) not apply in
this case. If the variance is granted, the standard 7.5 -foot side setback would apply.
Zoning Board of Adjustment Page 1 of 7
November 11, 2008
APPLICABLE ORDINANCE SECTION: Unified Development Ordinance (UDO) Section
7.1.H.2 Single Family Protection
ORDINANCE INTENT: This section provides for varying building heights depending on how
close the building is to the property line of a development single - family lot. The intent of this
section is to provide further protection to existing single - family residences in close proximity to
non - residential uses.
A
%Commercial % 1:2 slope Building
% % \ Setback Height
Building
50'
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1 11161E136 1 n
BI- 100' House
Zoning Board of Adjustment Page 2 of 7
November 11, 2008
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NOTIFICATIONS
Advertised Board Hearing Date: November 11, 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: 14
Contacts in support: None at time of staff report
Contacts in opposition: None at time of staff report
Inquiry contacts: None at time of staff report
ZONING AND LAND USES
Direction Zoning Land Use
Subject Property C -1 General Commercial Vacant and the remainder of a parking lot
C-1 General Commercial & C -2 Vehicular Sales and Service uses (Brake
North Commercial Industrial Check and U -Haul) and Restaurant
(Pizza Hut)
South C -1 General Commercial Hotel (La Quinta)
East R -6 High Density Multi- Family Single- Family Residence
West C-1 General Commercial Vacant commercial building (previously
Adult Video)
PHYSICAL CHARACTERISTICS
1. Frontage: Approximately 155 feet on Poplar Street and approximately 50 feet on Texas
Avenue
2. Access: Poplar Street
3. Topography and vegetation: Relatively flat with several existing trees
4. Floodplain: None
REVIEW CRITERIA
1. Special conditions: The applicant has indicated the shape of the property as the special
condition. Staff concurs that the shape of the property, coupled with the associated
setbacks, create a very limited buildable area. If a two -story building is constructed at a
height of 30 -feet, it would be required to be setback 60 -feet from the property line. The
graphic below represents the permitted buildable area based on existing setbacks and the
additional area gained if the variance is granted.
Zoning Board of Adjustment Page 5 of 7
November 11, 2008
0 0
Additional
. buildable area
ren requested
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2. Hardships: The applicant has stated that in order for an office building to be developed on
the property, the building needs to be placed further to the north because of the limited
developable area at the southern end of the property.
ALTERNATIVES
As an alternative, the applicant has stated that the existing building at the southern portion of
the property (formerly Adult Video) will remain. No other alternatives were offered by the
applicant; however, the Board has the option of granting a lesser variance.
STAFF RECOMMENDATION
Staff recommends approval of the request for relief from the single - family protection standard,
in this instance. Staff believes that the existing lot size and configuration is a special condition
that is unique to this particular property, and that it creates the hardship of limiting or preventing
redevelopment of the property.
The Comprehensive Plan designates this property and the surrounding area as
Redevelopment, which anticipates a mix of uses in close proximity to one another. In this
instance, the Single - Family Protection height standard could limit redevelopment of the property
in accordance with the Plan.
Zoning Board of Adjustment Page 6 of 7
November 11, 2008
Additionally, other Single- family protection standards in the UDO, such as buffering
requirements, do not apply to properties located next to a non - conforming use, such as the
adjacent single - family home, or to properties designated for redevelopment, because it is
expected that these properties will redevelop as a conforming use in the future.
SUPPORTING MATERIALS
1. Application
Zoning Board of Adjustment Page 7 of 7
November 11, 2008