TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Mikayla Layral - Planner II
DATE: November 10, 2026
RE:Title
P26-53: A request to rezone a 5.86-acre portion of 4576 Haonani Dr (0418570214000) consisting of 13.28-acres, owned by Ralph Huff, III from Community Commercial (CC) to Mixed Residential 5 (MR-5).
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COUNCIL DISTRICT(S):
Council District(s)
4 - Council Member D.J. Haire
b
Relationship To Strategic Plan:
Goal II: Economic & Strategic Growth
• Objective 2.2 - To invest in community places to ensure revitalization and increase quality of life.
• Objective 2.6 - To manage the City's future growth and strategic land use.
Goal III: Desirable Place to Live, Work, & Recreate
• Objective 3.5 - To ensure a place for people to live in great neighborhoods.
Executive Summary:
P26-53 is a request by the property owner to rezone 5.86 acres of a 13.28-acre parcel located at 4576 Haonani Dr. (0418570214000) from Community Commercial (CC) to Mixed Residential 5 (MR-5). The remaining 7.42 acres are currently zoned MR-5 and are not included in this request. The purpose of the rezoning is to establish a consistent zoning designation across the entire parcel.
Background:
Owner: Ralph Huff, III, with Pamalee Towns, LLC
Request: CC to MR-5
REID or PIN: 0418570214000
Parcel Size: 5.86 acres ± of a 13.28 acre ± parcel
Existing Site Conditions: Vacant; previously developed with single-family homes throughout.
Adjacent Zoning:
• North: MR-5 & SF-10
• South: CC
• East: SF-10 & LC
• West: CC
Future Land Use Designation: Commercial Strip Redevelopment (CSR)
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 175 notices sent.
Issues/Analysis:
The subject property is approximately 13.28 acres and is currently split-zoned Community Commercial (CC) and Mixed Residential 5 (MR-5). The applicant requests to rezone approximately 5.86 acres from CC to MR-5. The remaining 7.42 acres are already zoned MR-5 and are not included in the rezoning request. The property is addressed as 4576 Haonani Drive and is currently vacant, with all previously existing structures having been removed. The property is served by public water and sewer.
The proposed MR-5 zoning would establish a consistent zoning designation across the entire parcel and allow for residential development on the portion currently zoned CC. The applicant indicates that the property has historically been used for residential purposes and that the rezoning would allow the property to be developed for residential use under the current Unified Development Ordinance (UDO).
The subject property is located within an area characterized primarily by residential development, with commercial zoning to the west. The proposed rezoning would extend the existing MR-5 zoning across the entire property, eliminating the split zoning while maintaining the transition to the adjacent commercial property. The applicant identifies a natural buffer between the residential and commercial areas.
The Future Land Use Map designates the subject property as Commercial Strip Redevelopment (CSR). The CSR land-use category is intended to encourage commercial mixed-use development and higher-density residential redevelopment as part of the overall land-use mix. The designation focuses on reinvestment in underutilized commercial strip properties and encourages redevelopment that supports private investment and the evolution of existing commercial areas.
The proposed MR-5 zoning would allow residential development within the CSR area. Although the request would not require a mix of commercial and residential uses on the subject property, residential redevelopment is contemplated within the CSR designation. The FLUP recognizes higher-density residential development as a potential component of commercial strip redevelopment, particularly where reinvestment and the reuse of underutilized properties are encouraged.
The request supports FLUP Goal 3 and Policy LU-3, which encourage commercial strip redevelopment and identify higher-density residential development as an opportunity for infill and reinvestment. Policy LU-1.6 supports development in areas with adequate infrastructure, and LU-1.7 encourages orderly growth. The subject property is served by public water and sewer, and the proposed rezoning would extend the existing MR-5 zoning pattern. Additionally, Policy LU-7 encourages diverse housing options, which the MR-5 district could accommodate, although no specific housing type or affordability commitments are proposed.
While the proposed MR-5 zoning would not require the mixed-use development pattern envisioned by the CSR designation, the request supports applicable FLUP policies, including LU-3, LU-1.6, and LU-1.7. The request would utilize existing infrastructure, allow residential redevelopment of an underutilized property, and extend the established MR-5 zoning pattern. The property’s vacancy, access to public water and sewer, and surrounding residential and commercial uses provide additional context for consideration of residential redevelopment. Based on these factors, staff finds that the request generally supports the broader goals and policies of the FLUP and is reasonable given the specific circumstances of the property.
Budget Impact:
Approval or denial of the requested map amendment does not create immediate and direct impacts on the budget other than the collection of the application fee and cost for relevant staff.
Options:
• Approval (Recommended Action):
Recommend approval of the zoning map amendment as requested - finding that the request is consistent with the Future Land Use Plan and reasonable to local context as outlined by the Consistency and Reasonableness Statement.
• Approval, but to a more restrictive district:
Recommend approval of the zoning map amendment from MR-5 to one that is more restrictive, but consistent with the Future Land Use Plan and Reasonable to the local contexts with an amended Consistency and Reasonableness Statement.
• Denial:
Deny the proposed map amendment - find that the request is inconsistent with the Future Land Use Plan and unreasonable to the local context.
Recommended Action::Recommended Action
The Professional Planning Staff recommends that the Zoning Commission recommends to City Council a motion to APPROVE the request as presented - to rezone the approximately 5.86 acres at 4576 Haonani Dr., from Community Commercial (CC) to Mixed Residential 5 (MR-5).
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Consistency and Reasonableness Statement