TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, MPA, AICP, CFM, CZO - Planning & Zoning Manager
Heather Eckhardt, CZO - Planner II
DATE: April 28, 2025
RE:
Title
P25-08. A request to rezone unaddressed Baltosrol Ln (REID 0439908680000), owned by Mitchell Lewis Nance, from Single Family Residential 6 (SF-6) and Single-Family Residential 10 (SF-10) to Mixed Residential 5 (MR-5).
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
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:
Council is asked to receive the recommendation from the Zoning Commission and approve the rezoning request as part of the consent agenda.
The applicant has requested to rezone a single parcel located on Baltosrol Lane in the Eastwood Village subdivision off Ramsey Street. The property is currently split zoned - Single Family Residential 6 and Single Family Residential 10. The applicant would like to rezone the entire parcel to Mixed Residential 5.
The Zoning Commission voted unanimously to recommend approval of the rezoning request at their March 11 meeting. The applicant spoke in favor of the application and there was one speaker in opposition that expressed concerns regarding traffic and housing density.
Background:
Owner: Mitchell Lewis Nance
Applicant: George Rose of George M. Rose, P.E.
Requested Action: SF-6 and SF-10 to MR-5
REID #: 0439908680000
Status of Property: Undeveloped
Size: 10.71 acres
Adjoining Land Use & Zoning:
• North: SF-10 - Vacant land and single family houses
• South: SF-6 - Single family houses
• East: SF-6 and SF-10 - Single family houses
• West: SF-6 and SF-10 - Single family houses
Letters Mailed: 157
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 Medium Density Residential. Medium density residential is primarily single family neighborhoods on smaller lots with duplexes or townhomes interspersed. Low-rise apartments are possible.
Issues/Analysis:
History:
The subject property has remained undeveloped since at least 1968. While the property is over 10 acres, only a small portion of the land would be suitable for development. According to the applicant, the buildable area is roughly 3 acres.
The surrounding development, Eastwood Village, was constructed in the mid-1990s. Further to the east, the Rivercliff subdivision was developed in the early 2000s.
Surrounding Area:
Eastwood Village is a large single-family subdivision consisting of houses that are between 1,000 and 2,000 square feet on lots that are under a quarter acre in size. The Greenbrier subdivision to the north consists of houses that are similar in size to the Eastwood Village neighborhood but located on lots between a quarter and a half acre in size. An interesting feature of the Greenbrier subdivision is the inclusion of four two-unit townhouses on Melba Drive.
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 6 (SF-6) and Single Family Residential 10 (SF-10) to Mixed Residential 5 (MR-5).
The Mixed Residential 5 (MR-5) district is established and intended to meet the diverse housing needs of City residents by accommodating a wide variety of residential housing types and arrangements at moderate to high densities, including single-family detached dwellings, two- to four-family dwellings, multi-family dwellings, and other residential development that may include single-family attached dwellings, 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 Medium Density Residential. Medium density residential is primarily single family neighborhoods on smaller lots with duplexes or townhomes interspersed. Low-rise apartments are possible
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:
In conclusion, the proposed rezoning request for the subject property from Single Family Residential 6 (SF-6) and Single Family Residential 10 (SF-10) to Mixed Residential 5 (MR-5) aligns with the City’s Future Land Use Plan, which designates the area for Medium Density Residential development. The MR-5 zoning district would accommodate a variety of residential housing types, including those similar to the two-unit townhouses in the nearby Greenbrier subdivision, while ensuring compatibility with surrounding neighborhoods such as Eastwood Village. Although the overall property is over 10 acres in size, only a small portion-approximately 3 acres-is suitable for development. The applicant is proposing 43 units, significantly fewer than the 200 units permitted by code, which demonstrates a thoughtful and considerate approach to density. This rezoning supports the City’s growth strategies by enabling moderate to high-density residential development in a limited area, consistent with the City’s goals for sustainable and compatible development.
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:
The Zoning Commission and Professional Planning Staff recommend that the City Council move to APPROVE of the map amendment to MR-5 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. Consistency and Reasonableness Statement
8. Powerpoint