Loading...
HomeMy WebLinkAboutZ-8301 Staff AnalysisFILE NO.: Z-8301 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FC Grass Farms Partnership Ed Willis, Financial Centre Corporation 7101 Valley Ranch Drive 3.88 Acres Rezone from R-2 to 0-3 Future office development Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned R-2 South — Undeveloped property; zoned 0-3 East — Undeveloped property (across Patrick Country Road); zoned PD-R West — Single family/ranch type use (across Valley Ranch Drive); zoned R-2 & PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Valley Ranch Drive and Patrick Country Road. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. FILE NO.: Z-8301 Cont. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Aberdeen Court and Maywood Manor Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 to 0-3 General Office District. A Land Use Plan Amendment from Single Family to Office is a separate item on this agenda. Master Street Plan: Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bikeway is shown along Cantrell Road according to the Master Street Plan bicycle section. A Class II bikeway is located on the street as either a 5-foot shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. Neighborhood Action Plan: This area is not currently covered by a neighborhood action plan. E. STAFF ANALYSIS: FC Grass Farms Partnership, owner of the 3.88 Acre property located along the south side of Valley Ranch Drive, north of Cantrell Road, is requesting to rezone the property from "R-2" Single Family District to "O-Y General Office District. The rezoning is proposed to incorporate the property into the existing 0-3 zoned property immediately to the south for future office development. 4 FILE NO.: Z-8301 (Cont. The property is currently undeveloped and wooded, with varying degrees of slope. Valley Ranch Drive currently ends near the southwest corner of the property. In the future Valley Ranch Drive will be extended along this property's north boundary, and connect into Patrick Country Road. The property to the north and east (across Patrick Country Road) is currently undeveloped and zoned R-2. The property immediately to the south is zoned 0-3. Undeveloped R-2 zoned property and a single family/ranch-type use are located to the west, across Valley Ranch Drive. A school development is located further west, with undeveloped 0-1 zoned property to the southwest, along the west side of Valley Ranch Drive. The City's Future Land Use Plan designates this property as Single Family. The applicant has filed a Land Use Plan Amendment for a change to Office which is a separate item on this agenda. Staff is supportive of the requested 0-3 zoning. Staff feels that is reasonable to zone this 3.881 acres to 0-3 to be incorporated into the existing 0-3 zoned property immediately to the south for future office development. However, given the fact that there will be future single family residences located to the north across the future expansion of Valley Ranch Drive, staff believes that a 50-foot wide OS buffer and no vehicular access easement (outside the Valley Ranch Drive right-of-way) will be appropriate along the north boundary of the property. There is an active single family preliminary plat (Ranch Highlands) which shows single family lots across Valley Ranch Drive to the north, fronting the street. The OS zoned buffer/no vehicular access easement should run for approximately 1,050 linear feet, beginning at the northeast corner of the property (Patrick Country Road) and running west to near the southwest corner of the property. Staff believes that this will help screen and buffer the future single family residences from the future office development. With the OS area provided, staff feels that the requested 0-3 zoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 zoning, subject to a 50 foot wide OS buffer/no vehicular access easement being provided along the north property line, outside the right-of-way for Valley Ranch Drive. The OS strip should run from Patrick Country Road to the west approximately 1,050 linear feet. 3 FILE NO.: Z-8301 (Cont. PLANNING COMMISSION ACTION: (JANUARY 17, 2008) Staff informed the Commission that the applicant submitted a letter to staff on January 16, 2008 requesting the application be deferred to the February 28, 2008 Agenda. Staff supported the deferral request. With a vote of 10 ayes, 0 nays and 1 absent the Commission voted to waive their bylaws and accept the request for deferral being less than five (5) working days prior to the public hearing. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the February 28, 2008 Agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. STAFF UPDATE: The applicant has filed a Land Use Plan Amendment for the acreage to the north, from Single Family to Low Density Residential (across the future expansion of Valley Ranch Drive). The request is included in Item D. on this agenda. Staff also expects the applicant to file an application to abandon the existing single- family preliminary plat within this area. With these changes, staff can support the requested 0-3 rezoning without the 50-foot wide OS buffer/no vehicular access easement as previously requested by staff. Staff will hold the rezoning application and not send it to the Board of Directors until the preliminary plat abandonment application is filed. REVISED STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. rd February 28, 2008 ITEM NO.: 0.1 FILE NO.: Z-8301 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FC Grass Farms Partnership Ed Willis, Financial Centre Corporation 7101 Valley Ranch Drive 3.88 Acres Rezone from R-2 to 0-3 Future office development Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned R-2 South — Undeveloped property; zoned 0-3 East — Undeveloped property (across Patrick Country Road); zoned PD-R West — Single family/ranch type use (across Valley Ranch Drive); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Valley Ranch Drive and Patrick Country Road. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. February 28, 2008 ITEM NO: D.1 (Cont.) _ FILE NO.: Z-8301 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Aberdeen Court and Maywood Manor Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from R-2 to 0-3 General Office District. A Land Use Plan Amendment from Single Family to Office is a separate item on this agenda. Master Street P Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Mass I-:I-ewQyis J4VVn along VantreII�oad according �V_the Aan4 r I% IIII birt 1LL V 71 Street Plan bicycle section. A Class II bikeway is located on the street as either a 5-foot shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. Neighborhood Action Plan: This area is not currently covered by a neighborhood action plan. E. STAFF ANALYSIS: FC Grass Farms Partnership, owner of the 3.88 Acre property located along the south side of Valley Ranch Drive, north of Cantrell Road, is requesting to rezone the property from "R-2" Single Family District to "04' General Office District. The rezoning is proposed to incorporate the property into the existing 0-3 zoned property immediately to the south for future office development. REA February 28, 2008 ITEM NO: D.1 (Cont. IaI11:801[01WId. 0141 The property is currently undeveloped and wooded, with varying degrees of slope. Valley Ranch Drive currently ends near the southwest corner of the property. In the future Valley Ranch Drive will be extended along this property's north boundary, and connect into Patrick Country Road. The property to the north and east (across Patrick Country Road) is currently undeveloped and zoned R-2. The property immediately to the south is zoned 0-3. Undeveloped R-2 zoned property and a single family/ranch-type use are located to the west, across Valley Ranch Drive. A school development is located further west, with undeveloped 0-1 zoned property to the southwest, along the west side of Valley Ranch Drive. The City's Future Land Use Plan designates this property as Single Family. The applicant has filed a Land Use Plan Amendment for a change to Office which is a separate item on this agenda. Staff is supportive of the requested 0-3 zoning. Staff feels that is reasonable to zone this 3.881 acres to 0-3 to be incorporated into the existing 0-3 zoned property immediately to the south for future office development. However, given the fact that there will be future single family residences located to the north across the future expansion of Valley Ranch Drive, staff believes that a 50-foot wide OS buffer and no vehicular access easement (outside the Valley Ranch Drive right-of-way) will be appropriate along the north boundary of the property. There is an active single family preliminary plat (Ranch Highlands) which shows single family lots across Valley Ranch Drive to the north, fronting the street. The OS zoned buffer/no vehicular access easement should run for approximately I �050 linear feet-, beglnning Qt-the-noiiiieasl corl ller-VI the property (Patrick Country Road) and running west to near the southwest corner of the property. Staff believes that this will help screen and buffer the future single family residences from the future office development. With the OS area provided, staff feels that the requested 0-3 zoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 zoning, subject to a 50 foot wide OS buffer/no vehicular access easement being provided along the north property line, outside the right-of-way for Valley Ranch Drive. The OS strip should run from Patrick Country Road to the west approximately 1,050 linear feet. 3 February 28, 2008 ITEM NO: D.1 Cont. FILE NO.: Z-8301 PLANNING COMMISSION ACTION: (JANUARY 17, 2008) Staff informed the Commission that the applicant submitted a letter to staff on January 16, 2008 requesting the application be deferred to the February 28, 2008 Agenda. Staff supported the deferral request. With a vote of 10 ayes, 0 nays and 1 absent the Commission voted to waive their bylaws and accept the request for deferral being less than five (5) working days prior to the public hearing. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the February 28, 2008 Agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. STAFF UPDATE: The applicant has filed a Land Use Plan Amendment for the acreage to the north, from Single Family to Low Density Residential (across the future expansion of Valley Ranch Drive). The request is included in Item D. on this agenda. Staff also expects the applicant to file an application to abandon the existing single- family preliminary plat within this area. With these changes, staff can support the requested 0-3 rezoning without the 50-foot wide OS buffer/no vehicular access easement as previously requested by staff. Staff will hold the rezoning application and not send it to the Board of Directors until the preliminary plat abandonment application is filed. REVISED J 1 AFF REC OMMENDA I ION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. M