TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: November 10, 2026
RE:Title
P26-54: A request to rezone 3829 (0429411411000) and unaddressed Murchison Rd (0429414364000) consisting of ±1.68 acres, owned by Be All You Can Be Real Estate LLC and represented by Brian Barber from Single Family Residential 6 (SF-6) & Community Commercial (CC) to Community Commercial (CC).
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COUNCIL DISTRICT(S):
Council District(s)
4 - Council Member Dr. D.J. Haire
b
Relationship To Strategic Plan:
Goal 2: Economic & Strategic Growth
• Objective 2.1: To ensure a diverse City tax base.
• Objective 2.4: To sustain a favorable development climate to encourage business growth.
• Objective 2.6: To manage the City’s future growth and strategic land use.
Executive Summary:
The applicant requests to rezone two adjacent parcels located on Murchison Rd to amend a split zoning. The parcels are both split between Community Commercial (CC) and Single Family Residential 6 (SF-6). The applicant intends to recombine them into a single parcel to use for future commercial endeavors or sale for such. While the request is not in alignment with the character area designation of Neighborhood Mixed Use (NMU) the context of these lots makes Community Commercial the more logical choice between the split zones as the surrounding lots are Community Commercial and Murchison Rd is a five-lane arterial with a central turning lane. Thus, the professional planning staff recommend approval of the request as applied.
Background:
Owner: Be All You Can Be Real Estate LLC
Applicant: Brian Barber
Request: CC & SF-6 to CC
REID or PIN: 0429411411000 & 0429414364000
Parcel Size: ± 1.68
Existing Site Conditions: Vacant lot
Adjacent Zoning:
• North: CC - Car lot
• South: CC - Church
• East: CC - Church Property
• West: SF-6 - Forest
Issues/Analysis:
The 2040 Future Land Use Plan (FLUP) is central to the analysis of requests but are affixed by the reasonableness to the local contexts and service to public good. The FLUP outlines Character Area Designations which represent the guiding vision of the city’s hopes are for given areas or properties. The subject property has the designation Neighborhood Mixed Use (NMU) which is neighborhood-scale commercial uses with a horizontal mix of uses or vertically in key locations with buildings of one to three stories. Some smaller-scale multi-family and small lot single-family.
The requested zoning district of Community Commercial (CC) is intended to accommodate a diverse range of medium-to-high intensity retail, service, and office use that provides the goods or service to business and residential communities at large. The district is typically located along major arterials, at intersections of arterials, or growth corridors.
With that stated, the CC zoning district does not align with the Character Area Designation of NMU. However, the zoning district is aligned with the existing character of the area. This section of Murchison Rd is predominantly zoned for CC with some areas zoned for Light or Heavy Industrial. What areas that are currently zoned for SF-6 are either vacant forests or sparsely developed.
Murchison Road is a major arterial which has five lanes including a central turning lane that intersects nearby with Country Club Dr, which is also an arterial roadway. While SF-6 is the better fit for the Character Area Designation, the lots are currently unsuitable for residential development. However, these lots are prime real estate for commercial endeavors which is aligned with CC.
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. If the split-zoning is amended along commercial lines, there is long-term tax benefit to eventual commercial construction on an empty and flat vacant lot.
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 1.68 at 3829 & Unaddressed Murchison Rd from Single Family Residential 6 (SF-6) & Community Commercial (CC) to Community Commercial (CC).
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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