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Planning commission recommends Percheron land‑use amendment and rezoning, expanding commercial acreage
Summary
Commissioners recommended City Council approve a major modification to the Percheron land‑use plan and a rezoning of about 156 acres to Mixed‑Use Large Scale (MXL) APO, citing traffic mitigation and preserved buffers despite neighborhood objections about notice and adjacency.
The Planning Commission on Nov. 12 recommended City Council approve a major modification of the Percheron land‑use plan and a zone change converting roughly 156 acres from Planned Development Zone with airport overlay to Mixed‑Use Large Scale (MXL) with airport overlay. The modifications affect about 350 acres within the ~800‑acre Percheron area and shift approximately 39 acres from residential to commercial/office uses.
Staff noted the proposal reduces residential acreage (from 438 to 402 acres), increases commercial/office acreage (from ~82 to ~136 acres), consolidates two school sites into one larger campus coordinated with District 49, and proposes circulation changes. Traffic engineering required a traffic impact study and recommended mitigation (turn lanes, deceleration lanes); staff said the study has been reviewed and recommended improvements are in the plan. City traffic engineering also flagged that without long‑term corridor improvements some intersections could operate at LOS E/F in 20–25‑year projections, and the city will begin a Woodman corridor study to evaluate corridor‑wide mitigation.
Several nearby homeowners opposed the change, citing worry about notification gaps, reduced buffers and potential noise, light and traffic impacts on higher‑end homes in the Banning Lewis Ranch enclave. Jason Bridal (SEG 3948) argued the change was not adequately noticed and urged the developer to work with residents on a larger buffer or relocation of commercial uses away from their backyards.
Applicant Andrea Barlow (NES) and staff said a 150‑foot effective separation will remain between the back of existing homes to the first buildings north of the boundary after combined trail, graded buffer and building setbacks, and noted that open space in that southern boundary area is increasing in the proposal. The applicant also said high‑intensity retail is likely to locate on arterial frontage north of Golden Jubilee; uses adjacent to neighborhood would tend toward office or lower‑intensity commercial.
Commissioners asked about feasibility of commercial south of Golden Jubilee where a 300‑ft utility easement exists; staff said the easement limits permanent structures but permits parking, detention and other nonstructural commercial support uses. After questions and applicant responses, the commission recommended approval of both the rezoning and the land‑use modification (votes recorded with one commissioner recused).
