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Commission approves GMU master zoning plan near outlet mall for mixed-use development with buffer and use conditions
Summary
The City Plan Commission approved rezoning to General Mixed Use (GMU) and a binding master zoning plan for a 29.42-acre site near the outlet mall to allow mixed commercial and townhouse development, conditioned on landscaping, a masonry wall, and limits on certain alcohol/amplified-sound uses.
The City Plan Commission approved rezoning and a master zoning plan for roughly 29.42 acres north of Talbot Avenue and west of South Desert Boulevard to permit a mixed-use development of commercial buildings and attached townhomes.
Planning staff presented the master zoning plan (MZP) showing 12 commercial buildings and seven attached townhomes with heights ranging from about 18 feet to 65 feet. “The proposed development is in character with the uses in proximity, and it’s keeping with the policies and the G-4 suburban walkable land use designation within Plan El Paso,” staff said. Public notices were mailed to property owners within 300 feet; staff reported one phone call and one email of inquiry but no formal letters of support or opposition in the record.
Staff recommended approval with conditions: a 10-foot landscaped buffer (high-profile native trees, irrigated and installed prior to certificates of occupancy) along residential abutting property lines; a 500-foot separation between establishments that both derive 51%+ of income from on-site alcohol sales and provide outdoor amplified sound; and a 6-foot masonry wall along the western property line of the adjacent Talbot Place Unit 2 subdivision.
The applicant, Conrad Conde of Conde Incorporated, told commissioners the team concurred with staff comments. Public speakers raised access and traffic concerns, noting Talbot Avenue and outlet-mall traffic congestion; commissioners discussed view impacts, height (up to 65 feet), and the role of the required landscape buffer. Commissioners approved the rezoning and master zoning plan by recorded vote (five yeas, two nays).
