HomeMy WebLinkAboutminutesSeptember 2, 1999
ITEM NO.: 5 FILE NO.: LU99-20-01
Name: Land Use Plan Amendment - Pinnacle Planning
District
Location: 17600 & 17800 Cantrell Rd
Request: Office and Commercial to Mixed Office Commercial
Source: Ranch Properties, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District
from Office (0) & Commercial (C) to Mixed Office and
Commercial (MOC). The MOC land use category provides for a
mixture of office and commercial uses to occur. Acceptable
uses area office or mixed office and commercial. A Planned
Zoning District is required for any development not wholly
office. The applicant stated Mixed Office and Commercial
Development on the application as the proposed use of the
property.
EXISTING LAND USE AND ZONING:
The application covers two separate pieces of property.
The west tract of property is currently zoned 0-2 and is
approximately 35.8+ acres in size. The east tract of
Property is currently zoned C-2 and is approximately 30 +
acres in size.
A vacant tract of C-2 located on Ranch Drive separates the
applicant's two pieces of property. The mostly vacant
property to the north consists of MF -18, R-2, and two PCD
zoning districts. Professional offices occupy one PCD while
the Leisure Arts office campus occupies the other. A strip
of OS zoning on the Cantrell Rd frontage of both properties
separates the applicant's properties from the C-3, 0-1, and
R-2 zones to the south.
A church lies in the R-2 zone to the west. The open tract
of land east of Ranch drive lies in a C-2 district.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The future land use designation for the western tract is
Office. The land uses surrounding the western tract consist
September 2, 1999
ITEM NO.: 5 (Cont.) FILE NO.: LU99-20-01
of Multifamily to the north, a Park/Open Space strip along
Cantrell Road, Suburban Office and Commercial to the south,
Mixed Office Commercial to the east, and Public
Institutional and Single Family to the west.
The future land use designation of the eastern tract is
Commercial. The land uses surrounding the eastern tract is
Multifamily and Office to the north, Park/Open Space and
Single Family to the south, Commercial to the east, and
Mixed Office Commercial to the west.
On July 21, 1998, a change was made from SF to SF, SO, 0 &
to the west at 18600 Cantrell Rd.
On July 21, 1998, a change was made from SF to 0 at Chenal
Pkwy and Hwy 300.
On December 21, 1993, a change was made from SF to MF & 0
northwest of Hwy 10 at Chenal Pkwy.
On November 2, 1993, a change was made from MF to 0 at the
northwest corner of Ranch Ridge Rd. & Ranch Blvd.
MASTER STREET PLAN:
The plan designates Cantrell Rd. as a Principal arterial.
In addition, the plan also designates Chenonceau Blvd. and
Ranch Blvd. as local streets.
PARKS:
The master parks plan does not show any existing or proposed
parks in the area.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property does not lie in an area covered by
a neighborhood plan.
ANALYSIS:
The applicant's property lies in an area transitioning from
a rural character to a suburban form. When the current Land
Use Plan was adopted, Chenonceau Boulevard was not planned.
The addition of Chenonceau Boulevard, with its connection to
Chenal Boulevard, changes the landscape. This intersection
of Chenonceau, (a minor arterial) with Cantrell is more
suited to commercial development than the intersection of
Ranch Boulevard (a local street) and Cantrell.
2
September 2, 1999
ITEM NO.: 5 (Cont.)
FILE NO.: LU99-20-01
Currently, the zoning of the two pieces of property
correspond to the Land Use Plan; i.e. C-2 in Commercial and
0-2 in Office. Although a change to a less intense land
uses may be desirable, intensification is not. A change
from commercial land uses to MOC would recommend a less
intense land use in the Commercial area. In contrast, a
change from Office to MOC would recommend intensification of
land uses in the area. Land use Plan changes that would
recommend additional commercially zoned property is not a
desirable effect in this area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Johnson Ranch Neighborhood Association,
Aberdeen Court Property Owners Association, and
Westchester\Heatherbrae Property Owners Association. Staff
has received three comments from area residents. One is in
support, and the two neutrals are the Johnson Ranch and
Westchester Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff believes the application as filed is not appropriate
at this time. Meetings have occurred to develop an
agreement between the city and owners to limit the amount of
acreage of commercially zoned property in their holdings.
If an agreement can be reached to limit the acreage to the
amount that they currently have, Staff's recommendation
would be that the change would be appropriate. Until that
time, Staff's opinion will be denial.
PLANNING COMMISSION ACTION:
(SEPTEMBER 2, 1999)
This item was placed on the consent agenda for approval.
The motion was made for approval of the agenda as read and
to include agreements between the city and applicants. The
motion passed with a vote of 10 ayes, 0 nays and 1 absent.
3