TO: Zoning Commission
THRU: Jennifer C. Baptiste - Planning & Zoning Division Manager
FROM: Craig Harmon - Senior Planner
DATE: August 11, 2026
RE:Title
P26-39: A request to rezone 5210 Arbor Road (0530630070000) consisting of 0.44 acres ±, represented by Kevin Cole of Kevin Cole Designs for owner Arland Nguefack Tsobgou from Single-Family 10 (SF-10) to Single-Family 6 (SF-6).Title
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COUNCIL DISTRICT(S):
Council District(s)
1 - Councilman Dr. Stephon Ferguson
b
Relationship To Strategic Plan:
Goal II: Responsive city government supporting a diverse & viable economy
• Objective 2.1 - To insure a diverse city tax base
Developed land generates more property tax revenue than undeveloped land.
Goal III: City investment in today & tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use
Allowing for higher density residential adjacent to a shopping complex complete with a grocery store allows a larger number of residents to make important and necessary life trips within easy walking distance. This reduces reliance on automobile trips and lower traffic along already burdened major arterials.
Goal IV: Desirable place to live, work, & recreate
• 4.5 - To ensure a place for people to live in great neighborhoods
Walkability is increasingly important in neighborhood choice as is managed land.
Executive Summary:
The applicant requests a rezoning of approximately 0.44 acres at 5210 Arbor Road from SF-10 to SF-6 to support the proposed development of a four-unit townhouse project. The property is currently vacant and undeveloped, with no existing structures or active land uses, and is served by public water and sewer. Surrounding zoning includes SF-10, MR-5, and Light Commercial districts, with nearby single-family, multifamily, and commercial uses.
The applicant states that the proposed SF-6 zoning is consistent with the Comprehensive Plan because it supports additional housing, efficient land use, and compatible residential development. The application describes the rezoning as an appropriate transition among the surrounding zoning districts and states that it would not create strip commercial development, an isolated zoning district, or premature development. The applicant further states that future development would be subject to applicable environmental and stormwater regulations and is not expected to significantly affect surrounding property values or the natural environment.
A rezoning request for this same property was to go from SF-10 to MR-5, P26-05, was denied by the City Council in March of this year. Staff and the Zoning Commission recommended SF-6, which would allow additional single-family development flexibility while maintaining a low-density residential framework consistent with the Future Land Use Plan. The Zoning Commission completed its legislative hearing on February 10, 2026, and adopted a Consistency and Reasonableness Statement supporting SF-6; the applicant appealed that recommendation, requiring a City Council public hearing. During the hearing, staff noted concerns that MR-5 could allow substantially greater density and buildings up to six stories without a required concept plan or commitments regarding unit count, placement, height, buffering, or lighting. After discussion, the applicant’s representative indicated a willingness to withdraw and resubmit a conditional rezoning request, and the City Council moved to deny the MR-5 request and encouraged the applicant to reapply with conditions.
The current rezoning request P26-39 is a straight rezoning to SF-6, no conditions are included.
Background:
Owner: Arland Nguefack
Applicant: Kevin Cole
Request: SF-10 to SF-6
Address: 5210 Arbor Rd
Parcel Size: ± 0.44
Existing Site Conditions: Wooded and vacant
Adjacent Zoning:
• North: LC - Shopping Center
• South: SF-10 - Single Family Residential
• East: LC - Applebee’s & Aldi
• West: SF-10 - Single Family Residential
Utilities: Public sewer and water
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 104 notices sent.
Issues/Analysis:
The request is to rezone approximately 0.44 acres at 5210 Arbor Road from SF-10 (Single-Family Residential 10) to SF-6 (Single-Family Residential 6). The proposed change would allow greater flexibility for residential development while retaining a low-density, single-family zoning framework. The parcel is wooded and currently serves as a visual and vegetative transition between Arbor Road and the more intensive commercial development along Ramsey Street. Commercial uses, large parking areas, Methodist University, and multifamily development are located to the east and southeast, while detached single-family homes characterize the west side of Arbor Road and the surrounding neighborhood.
The subject property and the adjoining neighborhood are designated LDR (Low Density Residential) on the Future Land Use Map. Neighborhood Mixed Use lies directly north, and Highway Commercial lies immediately east. SF-6 remains within the low-density residential family and is generally consistent with the LDR designation. It also provides a reasonable transition between the established SF-10 neighborhood and the more intensive land-use categories located near Ramsey Street.
Compared with SF-10, SF-6 permits smaller residential lots and offers additional flexibility for compatible infill development. However, it does not allow the height, density, or building scale associated with Mixed Residential 5 (MR-5) zoning. This reduces concerns related to building mass, lighting, parking demand, service areas, and traffic on Arbor Road. Although development could remove part of the existing vegetative buffer, future construction would remain subject to applicable dimensional, access, drainage, and development standards.
Overall, SF-6 represents an incremental zoning change that recognizes the property’s location at the edge of commercial and institutional development while preserving the low-density residential character of Arbor Road. The proposed district supports additional housing opportunities without introducing substantially higher-density development into the neighborhood. Based on the surrounding zoning, Future Land Use designation, and local street context, SF-6 provides a reasonable transition and a more compatible development framework for the property.
NOTE: The applicant has submitted plans depicting a four-unit, townhome-style development on the property (attached). However, this is a conventional rezoning request with no conditions to bind the developer to those plans Therefore, approval of the rezoning would not require the owner or developer to construct the project as shown, and the property could be developed with any use permitted in the SF-6 zoning district, subject to applicable development standards.
Budget Impact:
No immediate budget impact, however any development will provide the City with future tax revenue.
Options:
• Approval (Recommended Action):
Recommend approval of the zoning map amendment as requested - finding that the request is consistent with the Future Land Use Plan and reasonable to local context as outlined by the Consistency and Reasonableness Statements.
• Approval, but to a more restrictive district:
Recommend approval of the zoning map amendment from SF-6 to one that is more restrictive, but consistent with the Future Land Use Plan and Reasonable to the local contexts with amended Consistency and Reasonableness Statements.
• Denial:
Recommend denial of the proposed map amendment - find that the request is inconsistent with the Future Land Use Plan and unreasonable to the local context.
Recommended Action::Recommended Action
The Planning Staff recommends that the Zoning Commission recommend that the City Council APPROVE the request of rezoning the approximately 0.44 acres at 5210 Arbor Road from SF-10 to SF-6.
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Survey
8. Townhome Drawings
9. Consistency and Reasonableness Statements