HomeMy WebLinkAboutminutesOctober 14, 1999
ITEM NO.: 7 FILE NO.: LU99-20-02
Name: Land Use Plan Amendment - Pinnacle Planning
District
Location: 6400 Patrick Country Road
Request: Single Family to Office
Source: Thelma I. Sullivan
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District
from Single Family to Office. The Office category represents
services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices, which
support more basic economic activities.
The applicant wishes to develop offices.
EXISTING LAND USE AND ZONING:
The property is developed as a single-family residence and
is currently zoned R-2, Single Family and is approximately
8.65+ acres in size. The vacant property to the north is
zoned R-2. A church occupies the neighboring property to
the south in an R-2 zone covered by a Conditional Use
Permit. MF -18 Multifamily zoning covers the majority of the
vacant property across the street to the east. R-2 zoning
covers vacant land to the northeast of the applicant's
property while 0-2 Quiet Office zoning covers the vacant
property to the southeast. The neighboring property to the
west is zoned 0-3 General Office with conditions.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The applicant's property is shown as Single Family on the
Land Use Plan. The land to the north and west is shown as
Single Family. The property to the south is shown as Public
Institutional, while the property to the southeast is shown
as Office and directly east is shown as MultiFamily.
On July 21, 1998, changes were made from Single Family to
Office and Suburban Office north and east of the Walnut
Valley Christian School and immediately west of applicant's
property.
October 14, 1999
ITEM NO.: 7 (Cont.)
FILE NO.: LU99-20-02
On November 2, 1993 a change was made from Multi -Family to
Office on Ranch Drive and located about one half -mile east.
MASTER STREET PLAN:
Patrick Country Road is shown as a Collector street on the
Master Street Plan. The master street plan also shows a
proposed extension of Patrick Country Road to provide a
collector street to connect with Pinnacle Road.
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 action plan.
ANALYSIS:
The applicant's property lies in an area transitioning from
a rural character to a suburban form. Office development
has occurred in the area of Ranch Drive and Ranch Blvd.
Large tracts of undeveloped land designated for Office,
Suburban Office and Mixed Office Commercial exist in this
area to the east and west.
In July 1998, the Board of Directors approved a change from
Single Family to Office and Suburban Office (20.5 acres for
Office and 10.5 acres for Suburban Office.) The application
in 1998 was for 20.5 acres of Multifamily and 10.5 acres of
Office (with an additional 65 acres under the same ownership
to the north staying Single Family.) The application of June
1998 was expanded to include additional land for Multifamily
but the expansion did not cover the current area. At the
time of the PC hearing, the current applicant's property was
between two parcels of Multifamily on the east and west and
Public Institutional and Single Family to the south and
north, respectively. The Multifamily/Office amendment was
approved by the Planning Commission with a 6-4-1 vote.
However, with the ordinance as approved, the current
applicant's property is now sandwiched between Multifamily
and Office.
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October 14, 1999
ITEM NO.: 7 (Cont.)
FILE NO.: LU99-20-02
Now that the current applicant has filed for Office, it is
reasonable to eliminate the peninsula of Single Family and
extend the existing Office towards the east to Patrick
Country Road. However, it is not reasonable to change the
entirety of the application. The northern portion of the
current application lies further north than the Office that
lies to the west. This would be an intrusion into the
lesser intensity area of Single Family.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:
Aberdeen Court Property Owners Association, Johnson Ranch
Neighborhood Association and the Westchester / Heatherbrae
Property Owners Association. Staff has received no comments
from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time as
filed.
Large areas of undeveloped Office exist in this area.
Expansion of Office will further increase the supply of land
available for office development. Staff does not support a
change of the entire area to Office. However, staff
supports the extension of the existing Office to the
southwest of the applicant's property towards the east in
order to square off the land available for Office: -
PLANNING COMMISSION ACTION:
(OCTOBER 14, 1999)
This item was placed on the consent agenda for approval and
was approved with a vote of 9 ayes, 0 noes and 2 absent.
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