Focus Area: Economy, Community Development
Staff Contact: Jessica Schuller, Senior Planner
Subject: RZ25-0014: Zoning amendment to Ordinance 03-113 with a preliminary site development plan for 151st and Mur-Len Mixed Use; Applicant: Judd Claussen, Phelps Engineering, Inc.
________________________________________________________________________________
title:
title
Consideration of Ordinance No. 26-02 (RZ25-0014), requesting approval of a zoning amendment to Ordinance 03-113 with a preliminary site development plan for 151st and Mur-Len Mixed Use, located southeast of W. 151st Street and S. Mur-Len Road. Planning Commission recommended approval 5 to 0.
Body
________________________________________________________________________________
Summary:
The applicant requests a zoning amendment to Ordinance 03-113 for the CP-2 District and approval of a preliminary site development plan for the 151st and Mur-Len Mixed Use project. The proposed uses are already permitted under the existing zoning district and adopted ordinance, and the preliminary plan complies with all UDO standards. The amendment removes outdated building design and traffic requirements as the design of the nearby commercial center has evolved over time. The zoning amendment is the only avenue available to remove approved zoning stipulations that would otherwise not be necessary under current code requirements; current code includes detailed architectural and access management requirements that did not exist under previous code.
The project includes a 217,908 square foot, 3-4 story mixed-use building with ground-floor retail and 207 residential units (Lot 2), plus an outparcel retail building with multiple storefronts and a potential quick-serve drive-through restaurant (Lot 1). A new full-access driveway on 151st Street, at the previously approved location, and a new right-turn lane are proposed.
Amenities for the mixed-use building include a residential courtyard with a pool, grilling area, fire pits, and seating. The mixed-use retail includes two outdoor restaurant patios. A walking path encircles the south and east sides of the building and the plan meets all setback and landscape buffer requirements. The south tree line will be preserved with a new 6-foot decorative privacy fence. Along the east property line, a 5-foot landscaped berm and a 6-foot privacy fence will be installed.
No waivers are requested with this development. Staff recommends stipulations to: (1) limit building height to what is shown on the plans, (2) ensure commercial spaces remain public-facing and are not converted to residential use, and (3) require additional parking through a cross-access agreement with the adjacent property owner.
On December 8, 2025, the Planning Commission held a public hearing for the proposed request and four (4) neighboring property owners spoke at the hearing. Primary feedback from residents include traffic congestion on 151st Street, building heights, drainage and visual impact of the buildings. After discussion, the Planning Commission voted 5-0 to recommend approval of RZ25-0014 with the stipulations outlined in the staff report.
After the Planning Commission meeting, 16 property owner entities filed protest petitions against this application and the protest was deemed valid as 21% of the land area within 200 feet of the subject property is under protest, exceeding the 20% minimum threshold (Attachment C). Therefore, an affirmative vote of at least six (6) City Councilmembers is required to approve the zoning amendment.
________________________________________________________________________________
Financial Impact:
None
________________________________________________________________________________
Action Needed:
1. Approve Ordinance No. 26-02 for a zoning amendment to Ordinance 03-113 as recommended by the Planning Commission (6 positive votes required).
2. Deny Ordinance No. 26-02 for a zoning amendment to Ordinance 03-113 (5 positive votes required).
3. Return the application to the Planning Commission for further consideration with a statement specifying the basis for the Governing Body’s failure to approve or disapprove (4 positive votes required).
________________________________________________________________________________
Attachment(s):
A. Planning Commission Packet
B. Planning Commission Minutes
C. Protest Petition Summary
D. Ordinance No. 26-02