Title
Public Hearing: Application #PL2026-035 - REZONING from PI, PO, and RP-4 to CP-2, and PRELIMINARY DEVELOPMENT PLAN - Dillon's Grocery Store, fuel kiosk with canopy, and retail space, located southwest of the NE Tudor Rd. and NE Douglas St. intersection; Tim Goyette, Phillips Edison & Company, applicant
Body
Issue/Request:
The applicant requests approval of a rezoning from PI (Planned Industrial), RP-4 (Planned Apartment Residential), and PO (Planned Office) to CP-2 (Planned Community Commercial on 21.61 acres. Also proposed is a Preliminary Development Plan on 15.71 acres, encompassing Lots 1 and 4, to allow for the development of a grocery store, retail store, fuel kiosk, and fuel pumps. The fuel kiosk is approximately 240-sf. and allows for a fuel station attendant but is not proposed to be a convenience store. The remaining 5.8 acres, Lots 2, 3, and 5, are shown as conceptual and will require a Preliminary and Final Development Plan at the time of development.
The applicant is requesting modifications to the commercial building design requirements, maximum light pole height, and the landscaping buffer requirements. Analysis is provided in the staff letter.
Proposed Planning Commission Motion:
I move to recommend approval of Application #PL2026-035 - REZONING from PI, PO, and RP-4 to CP-2, and PRELIMINARY DEVELOPMENT PLAN - Dillon's Grocery Store, fuel kiosk with canopy, and retail space, located southwest of the NE Tudor Rd. and NE Douglas St. intersection; Tim Goyette, Phillips Edison & Company, applicant
Presenter
Tim Goyette, Applicant Representative
Adair Bright, AICP, Senior Planner
Recommendation
Recommendation: With the conditions of approval below, the application meets the goals of the Ignite! Comprehensive plan, the requirements of the UDO, and the Design and Construction Manual (DCM).
1. The development shall occur in accordance with the Preliminary Development Plan with a revision date of May 26, 2026.
2. A modification shall be granted to UDO Sec. 8.050.B.4.i.i allow for the following relief to the fenestration within the pedestrian view zone requirement:
a. The western façade shall be exempt from the requirement.
b. The eastern façade shall contain no less than 31% of clear glass within the pedestrian view zone.
3. A modification shall be granted to UDO Sec. 8.080.B to allow for building articulations as submitted in the Preliminary Development Plan with a revision date of May 26, 2026.
4. A modification shall be granted to UDO Sec. 8.250.D.1 to allow for the light poles to be 28’ tall from grade inclusive of the concrete base.
5. A modification shall be granted to UDO Sec. 8.900.A to allow the proposed grade in lieu of installing a masonry wall, vinyl fence, or berm along the southwestern portion of the property adjacent to the AG zoning along with required landscaping.
6. The western façade shall comply with all applicable requirements of Section 8.080.B. Specifically, the façade shall incorporate no fewer than three (3) different Class 1 or Class 2 building materials, with those materials collectively comprising at least fifty percent (50%) of the primary façade area.
7. Road improvements shall be constructed as stated in the Transportation Impact Analysis conducted by staff dated May 26, 2026.
Committee Recommendation
Committee Recommendation: Planning Commission recommendation pending.