TO: Mayor and Members of City Council
THRU: Kelly Olivera, Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, AICP - Planning & Zoning Manager
Heather Eckhardt, CZO - Planner II
DATE: November 27, 2023
RE:
Title
P23-48. Rezoning from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5) located at 420 & 432 Cedric St, two unaddressed parcels on Cedric St, 678 Bonnie St, and one unaddressed parcel on Bonnie St (REID 0418195255000, 0418194262000, 0418192186000, 0418193169000, 0418193367000, and 0418193316000), totaling 1.59 acres ± and being the property of Nathan Echols.
end
COUNCIL DISTRICT(S):
Council District(s)
4 - D.J. Haire
b
Relationship To Strategic Plan:
Strategic Operating Plan FY 2022
Goals 2027
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.
Goal IV: Desirable Place to Live, Work, and Recreate
• Objective 4.5 - To ensure a place for people to live in great neighborhoods
Goal VI: Collaborative Citizen and Business Engagement
• Objective 6.1 - To ensure collaborative relationships with the business community, local governments, military, and stakeholders
Executive Summary:
The applicant is seeking to rezone six parcels from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5). The three parcels total 1.59 acres.
The Zoning Commission held a legislative hearing on November 14, 2023, and voted unanimously to recommend approval of the rezoning request. There was one speaker in favor and none in opposition.
Background:
Owner/Applicant: Nathan Echols
Requested Action: SF-6 to MR-5
REID #: 0418195255000, 0418194262000, 0418192186000, 0418193316000, 0418193367000, 0418193169000
Council District: 4 - D.J. Haire
Status of Properties: Undeveloped
Size: 1.59 acres
Adjoining Land Use & Zoning:
• North: MR -5 - Vacant land
• South: MR-5 - Two-to-four family dwellings
• East: SF-6 - Vacant land and two-to-four family dwellings
• West: MR-5 - Vacant land and two-to-four family dwellings
Annual Average Daily Traffic: Bragg Boulevard: 47,000 (2021)
Letters Mailed: 145
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 Neighborhood Improvement (NIR). These areas allow higher density redevelopment and “missing middle” housing to increase private reinvestment and revitalize neighborhoods. Target areas include clusters of vacant and/or underutilized parcels.
Issues/Analysis:
History:
The subject property was annexed into the city in 1998. The subject properties have been vacant since the early 2000s. Previously, the subject properties had a variety of different structures, most likely residential in nature.
Surrounding Area:
The area around the subject properties is a mixture of single-family dwellings, two-to-four family dwellings, and multi-family dwellings. The area to the north of the subject properties is currently undeveloped. To the south of the subject properties, there are two quadplexes that were developed in the 1950s. The multi-family development to the east was developed in 1965 and the quadplex development to the west was developed in 1971.
In 2019, two parcels on the south side of Cedric Street were successfully rezoned from SF-6 to MR-5. The rezoning to MR-5 gave the property owners the option to add additional dwelling units to the site while bringing the site into compliance (two-to-four family dwellings require a Special Use Permit in the SF-6 zoning district).
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.
The applicant is requesting to rezone six parcels currently zoned Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5). The Mixed Residential 5 zoning district is 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 and multi-family dwellings.
Straight Zoning:
The request is for a straight zoning from Single Family Residential 6 (SF-6) 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 subject to the requirements of the Ordinance.
The reclassification of land to a base zoning district without conditions allows all of the uses that are shown on the attached 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 Neighborhood Improvement (NIR). These areas allow higher density redevelopment and “missing middle” housing to increase private reinvestment and revitalize neighborhoods. Target areas include clusters of vacant and/or underutilized parcels.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application does follow 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 MR-5 zoning district is an ideal zoning district for an area designated for Neighborhood Improvement by the Future Land Use Plan. The MR-5 zoning district would allow for the potential development of vacant land into higher-density residential structures such as multi-family dwellings.
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 find 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 find that the map amendment would be consistent with the Future Land Use Plan and an amended consistency statement.
3. Denial the map amendment request based on the evidence submitted and find 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 the map amendment to MR-5 based on the following:
• The proposed zoning map amendment implements the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO). The Future Land Use Plan calls for the subject property to be developed as Neighborhood Improvement (NIR).
• 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