TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Craig Harmon, Senior Planner
DATE: September 22, 2025
RE:Title
Approve P25-42: A request to rezone property from Residential SF-10 to Residential MR-5 at Unaddressed Silver Pine Dr. (REID #0408865476000) owned by GCMMB LLCTitle
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COUNCIL DISTRICT(S):
Council District(s)
4 - Haire
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 City Council is requested to receive all evidence and testimony presented and take action on the proposed rezoning.
Rezoning Request Summary
The applicant is seeking to rezone a single parcel located on Silver Pine Drive, within the Ponderosa Subdivision off Yadkin Road. The property is currently zoned Single Family Residential 10 (SF-10). The request is to rezone the entire parcel to Mixed Residential 5 (MR-5) to allow for a broader range of residential housing types.
On August 12, 2025, the Zoning Commission held a legislative hearing on this case and voted 3-1 to recommend approval.
Background:
Owner: GCMMB LLC, Carolyn Armstrong
Applicant: Lorie Epler, Larry King and Assoc.
Requested Action: SF-10 to MR-5
REID #: 0408865476000
Status of Property: Undeveloped
Size: 5.7 acres
Adjoining Land Use & Zoning:
• North: SF-10 - Single family houses
• South: SF-6 - Undeveloped
• East: SF-10 - Undeveloped flood plain
• West: SF-10 - Single family houses
Letters Mailed: 192
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 mainly single family residential with some accessory dwellings; occasionally with duplexes or townhomes. Due to existing easements the property’s topography, only about 25 units can be developed on the 5.7 acres.
Issues/Analysis:
History
The subject property was formerly the site of a waste treatment plant, which ceased operations in the 1980s and was fully removed by 1995. The surrounding Ponderosa Subdivision (Section 2) was platted in 1964, with construction beginning shortly thereafter.
Surrounding Area
The surrounding Ponderosa neighborhood is a well-established single-family subdivision, with most lots measuring approximately one-quarter acre. Due to site constraints, the proposed development will maintain a similar density.
Rezoning Request
The applicant is requesting a straight rezoning from Single Family Residential 10 (SF-10) to Mixed Residential 5 (MR-5), in accordance with Section 30-2.C of the Unified Development Ordinance (UDO).
The MR-5 zoning district allows for a variety of residential housing types-including single-family detached homes, duplexes, townhomes, and multi-family dwellings-at moderate to high densities. As a straight rezoning, no conditions or limitations may be applied; all uses permitted under MR-5 per the UDO Use Table would be allowed.
Land Use Plan Analysis
According to the Future Land Use Map and Plan, this area is designated for Low Density Residential development, which generally includes single-family homes with limited duplexes or townhomes. However, existing easements and topographic constraints limit the property’s development potential.
Although the site is 5.7 acres, only a portion is developable, and the applicant is proposing approximately 25 units-a density consistent with the existing subdivision and significantly less than the 114 units allowed under full MR-5 zoning.
Consistency and Reasonableness
While the rezoning does not strictly conform to the Low-Density Residential designation, the constrained site conditions limit density, aligning the proposed development with surrounding land use patterns. The request supports the City’s strategic growth and housing diversification goals and is consistent with written policies in the Land Use Plan, as outlined in the attached Consistency and Reasonableness Statement.
Conclusion
The proposed rezoning from SF-10 to MR-5 accommodates diverse housing types while preserving a density similar to the surrounding subdivision. Despite partial inconsistency with the Future Land Use Plan, site limitations ensure the development remains low to moderate in intensity. The request supports sustainable, compatible residential growth in line with broader City planning objectives.
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 MR-5 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. Denial of 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::Recommended Action
The Zoning Commission and Professional Planning Staff recommend that the City Council move to approve the proposed zoning map amendment to Mixed Residential 5 (MR-5), based on the following findings:
The proposed map amendment is consistent with the City’s adopted growth strategies and supports policies outlined in the Unified Development Ordinance (UDO). While the MR-5 district allows for a variety of housing types, development on the site will remain low-density due to existing topographic and easement constraints.
The uses permitted under the MR-5 zoning classification are appropriate for the surrounding area, given the existing zoning designations and land uses.
There are no identified adverse impacts on public health, safety, morals, or general welfare resulting from the proposed rezoning.
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Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Plan Map
5. Subject Property
6. Surrounding Property Photos
7. Consistency and Reasonableness Statement