HomeMy WebLinkAboutZ-6552 Staff AnalysisSeptember 17, 1998
ITEM NO.: 3
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
FILE NO.: Z-6552
F. C. Grass Farm Partnership
Edward K. Willis
18600 Cantrell Road
Rezone from R-2 to 0-1 and 0-3,
with conditions.
Future Office Development
10.3 acres to 0-1; 20.5 acres
to O-3
Vacant, undeveloped
SURROUNDING LAND USE AND ZONING
North - Single Family and undeveloped; zoned R-2
South - Single Family, zoned R-2; variety of Commercial
And Office uses, zoned PCD
East - Single Family and undeveloped, zoned R-2;
Church, zoned R-2 (C.U.P.)
West - Undeveloped, zoned R-2; school; zoned R-2
(C.U.P.)
PUBLIC WORKS COMMENTS
1. Cantrell Road is listed on the Master Street Plan as a
principal arterial; dedication of right-of-way to 55
feet from centerline will be required.
2. With development, provide design of streets conforming
to "MSP"(Master Street Plan). Construct one-half street
improvement to these streets including 5 -foot sidewalks.
3. Dedicate turn -around for Northridge Road and Buzz Lane.
Dedicate right-of-way for Buzz Lane to 30 foot from
centerline.
4. Bridge shall pass 100 year flood elevation or contain
back water at this easement. Provide 100 year
stormwater profile for creek with development.
5. Stormwater detention Ordinance applies to this property.
6. Grading permit will be required on this new development,
if more than one acre is disturbs.
7. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
September 17, 1998
ITEM NO.: 3 (Cont.) FILE NO.: Z-65.5.2_
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA express bus route.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The Aberdeen Court and Johnson Ranch Neighborhood
Associations were notified of the rezoning request.
LAND USE ELEMENT
This request is in the Pinnacle Planning District. The Land
Use Plan was changed earlier this summer. As part of those
discussions, 'O' and 'SO' with a height limitation was
indicated as appropriate. This rezoning request is in
conformance with the Land Use Plan. The 0-1 with its,
inherent regulations and the applicant's self-imposed two
story height limit is in keeping with the spirit of Suburban
Office. The 0-3 zoning request is appropriate for Office as
shown on the Land Use Plan. Any development with frontage
along Cantrell will be required to conform to the Highway 10
Overlay District.
STAFF ANALYSIS
The request before the Commission is to rezone an
undeveloped 30.8± acre tract located at 18600 Cantrell Road
from R-2 Single Family to 0-1 Quiet Office and 0-3 General
Office. The western 10.3± acres of the tract are proposed
to be zoned 0-1. The eastern 20.5± acres are proposed for
0-3. The applicant has offered as a condition of the
rezoning that the proposed 0-1 area have a building height
limit of two stories and the 0-3 area have a building height
limit of three stories. No specific development is proposed
at this time. The property will no doubt be subdivided and
developed in the future for office type uses. The property
is outside of the city limits but is within the City's
extraterritorial zoning jurisdiction.
The acreage is located on the north side of Cantrell Road in
an area of mixed uses around the old Stone's Market.
Several PCD zoned properties front onto Cantrell Road at
this point. These properties contain a variety of uses
including a restaurant, liquor store, auto repair and auto
sales. A church is located to the east on property zoned R-
2, with a conditional use permit. Walnut Valley Christian
Academy is developing the R-2 zoned property to the west as
a private school, under a conditional use permit. A large
area of mostly undeveloped R-2 zoned property extends to the
north. Much of this R-2 property is also owned by the
F,
September 17, 1998
ITEM NO.: 3 (Cont.) FILE NO.: Z-6552
applicant. There are several single family homes in the
area ranging from smaller homes on small lots to a large
estate. The proposed office zoning wraps around the
commercial properties fronting onto Cantrell Road. This
office zoning should provide a transition from the
commercial uses to the single family property further north.
The Pinnacle District Land Use Plan recommends Suburban
Office for that area proposed as 0-1 and Office for the
proposed 0-3 area. On June 25, 1998, the Planning
Commission approved a Land Use Plan Amendment establishing
the Suburban Office and also recommended Multifamily for the
proposed 0-3 property. At its July 21, 1998 meeting, the
Board of Directors approved the Suburban Office but changed
the Multifamily to Office in response to neighborhood
concerns. The Suburban Office designation provides for low
intensity development of office or office parks in close
proximity to lower density residential.
The height, area and off-street parking regulations within
the 0-1 district are designed to assure that office uses
will be compatible with adjacent residential districts. New
construction is to be designed to reinforce existing
desirable characteristics of the neighborhood and not be
detrimental to the use of surrounding properties for
residential purposes. The proposed 0-1 property fronts onto
Highway 10 (Cantrell Road) and will have to be developed in
accordance with the Highway 10 Ordinance. If the property
is subdivided, those lots which lie within the District
Boundary, fronting onto Highway 10, will have to comply with
the overlay standards.
The applicant has offered, as a condition of the rezoning,
to limit building heights to two stories in the 0-1 area and
three stories in the 0-3.
Staff believes that the
condition offered by the
and zoning the area and
Land Use Plan.
STAFF RECOMMENDATION
rezoning request, including the
applicant, is compatible with uses
conforms to the recently amended
Staff recommends approval of the 0-1 and 0-3 rezoning, with
the condition proposed by the applicant.
PLANNING COMMISSION ACTION: (SEPTEMBER 17, 1998)
.The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval.
The Commission was informed that the Public Works Department
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September 17, 1998
ITEM NO.: 3 (Cont.) FILE NO.: Z-6552
was dropping comment No. 3 from its comments. Comment No. 3
related to right-of-way dedication for Buzz Lane and North -
Ridge Road.
The item was placed on the Consent Agenda and approved by a
vote of 10 ayes, 0 noes and 1 absent.
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