The Petitioner requests an amendment of the Zoning Map from OI (Office-Institutional) to BN (Neighborhood Business) in association with a proposal to establish a small restaurant with a drive-thru and two neighborhood-scale retail units. The site is currently vacant and under common ownership with the adjacent parcel to the north, which is already zoned BN. The proposed development will combine both parcels into a unified site plan for commercial use fronting Waters Avenue.

The rezoning request is accompanied by a related Future Land Use Map (FLUM) amendment request to align both parcels under the Commercial – Neighborhood designation. At the time of this request, the subject parcel is designated Residential Suburban – Single Family and lies within the Urban Transitional character area in the Comprehensive Plan 2040.

On July 15, 2025, the Planning Commission recommended approval of the request to rezone the subject parcel from OI (Office-Institutional) to BN (Neighborhood Business), subject to the following conditions:

1. That the drive-thru component be removed from the development plan, as the proposed stacking length does not meet the minimum 160-foot requirement and is anticipated to create traffic congestion that may negatively affect circulation on adjacent neighborhood streets.
2. That the rezoning be tied to the conceptual site configuration reviewed through the zoning process.
3. That the site plan must come back to the MPC for the review process.