TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Heather Eckhardt, CZO - Planner II
DATE: June 23, 2025
RE:
Title
Approve P25-31: A request to rezone 401 Country Club Drive (0439426648000), consisting of 1.09 acres and owned by Hughley B. Spruill Sr. and Dorris Spruill, from Single Family Residential 10 (SF-10) to Single Family Residential 6 (SF-6).
end
COUNCIL DISTRICT(S):
Council District(s)
3 - Mario Benavente
b
Relationship To Strategic Plan:
Goal II: Responsive City Government Supporting a Diverse and Viable Economy
• Objective 2.1 - To ensure a diverse City tax base
Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
The applicant has requested to rezone 401 Country Club Drive from Single Family Residential 10 (SF-10) to Single Family Residential 6 (SF-6).
Zoning Commission voted unanimously to recommend approval at their June 10th meeting.
Background:
Owner: Hughley B Spruill Sr and Doris Spruill
Applicant: George Rose of George M. Rose, P.E.
Requested Action: SF-10 to SF-6
REID: 0439426648000
Status of Property: Vacant
Size: 1.10 acres
Adjoining Land Use & Zoning:
• North: SF-10 - Single family residential
• South: SF-10 - Vacant
• East: SF-10 - Vacant land, single family residential
• West: SF-10 - Single family residential
Letters Mailed: 184
Land Use Plans:
With the adoption of the 2040 Comprehensive Plan: Future Land Use Map & Plan on May 26, 2020, all properties within the city limits as well as properties identified as being in the Municipal Influence Area (MIA) are subject to this plan. According to the Plan, it is recommended that this portion of the city should be developed as Low Density Residential. Low Density Residential is intended for mainly single family residential with some accessory dwellings with occasional duplexes and townhomes interspersed. Lots will typically be one to four dwellings per acre. Primarily suburban and auto-oriented in character.
Issues/Analysis:
History:
The subject property is located on the south side of Country Club Road, just over a quarter mile from its intersection with Country Club Drive. Up until the early 2000’s, there was a single family house located on the subject property.
Surrounding Area:
The surrounding area is primarily zoned Single Family Residential 10 (SF-10) and consists of mostly single family houses. Roughly one tenth of a mile to the west, there is the Northridge Park townhouse development. However, this section of Country Club Road is unique in that it is a major thoroughfare that carries traffic across town from the Skibo Road commercial corridor to the Ramsey Street commercial corridor
Rezoning Request:
Land within the City is generally classified by the Unified Development Ordinance (UDO) to be within one of many base zoning districts. Land may be reclassified to one of several comparable zoning districts in accordance with Section 30-2.C.
Straight Zoning:
The request is for a rezoning from Single Family Residential 10 (SF-10) to Single Family Residential 6 (SF-6).
The Single-Family Residential 6 (SF-6) District is established and intended to accommodate principally single-family detached residential development at moderate densities that is designed to respond to environmental and site conditions. It also accommodates two- to four-family dwellings, single-family attached, and zero lot line development
The reclassification of land to a base zoning district without conditions allows all of the uses that are shown on the Use Table taken from the UDO. The Zoning Commission may not consider conditions or restrictions on the range of allowable uses, use standards, development intensities, development standards, and other applicable regulations.
Land Use Plan Analysis:
According to the Future Land Use Map & Plan, it is recommended that this portion of the city should be developed as Low Density Residential. Low Density Residential is intended for mainly single family residential with some accessory dwellings with occasional duplexes and townhomes interspersed. Lots will typically be one to four dwellings per acre. Primarily suburban and auto-oriented in character.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application follows the City’s strategic, compatible growth strategies and does meet the goals of the Land Use Plan found on the attached Consistency and Reasonableness form.
Conclusion:
The proposed rezoning from SF-10 to SF-6 for the property at 401 Country Club Drive is consistent with the City’s 2040 Comprehensive Plan, which allows for limited townhome development within Low Density Residential areas. The applicant’s intent to construct a modest six-unit townhouse development on a 1.10-acre vacant parcel along a major thoroughfare aligns with the plan’s goals for compatible, strategic growth and infill development. Given the site's context, nearby townhouse precedent, and potential to enhance housing variety without significantly impacting surrounding single-family neighborhoods, the request is reasonable and appropriate.
Budget Impact:
There is not an immediate budgetary impact but there will be an economic impact associated with this rezoning that will occur due to taxes collected in the future.
Options:
1. Approval of the map amendment to SF-6 as presented based on the evidence submitted and finds that the rezoning is consistent with the Future Land Use Plan as demonstrated by the attached consistency and reasonableness statement (recommended)
2. Approval of the map amendment to a more restrictive zoning district based on the evidence submitted and finds that the map amendment would be consistent with the Future Land Use Plan and an amended consistency statement.
3. Denies the map amendment request based on the evidence submitted and finds that the map amendment is inconsistent with the Future Land Use Plan.
Recommended Action:
The Zoning Commission and Professional Planning Staff recommend that the City Council move to recommend APPROVE of the map amendment to SF-6 based on the following:
• The proposed zoning map amendment does implement the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO).
• The uses permitted by the proposed change in zoning district classification and standards apply to such uses are appropriate in the immediate area of the land to be reclassified due to the existing zoning and uses surrounding this property; and
• There are no other factors that will substantially affect public health, safety, morals, or general welfare.
Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Plan Map
5. Subject Property
6. Surrounding Property Photos
7. Site Plan
8. Consistency and Reasonableness Statement