Protecting established residential neighborhoods: R2A to R2 rezoning proposal
In a move to protect established residential subdivisions, the City of Huntsville’s Planning Commission voted on Feb. 25 to rezone specific residential areas from Resident 2A (R2A) to Residence 2 (R2). The decision comes as City planners and neighborhood advocates address concerns about future redevelopment options in established residential areas.
“The recommendation to move from R2A to R2 zoning eliminates the ability to create multifamily housing in a single-family environment,” said Manager of Planning Services Thomas Nunez. “The neighborhoods we selected have been fully developed as single-family residences, and the proposed rezoning aims to protect their established character from redevelopment pressures.”
Zoning is recognized as one of the most effective methods for shaping a community’s built environment. In the City of Huntsville’s BIG Picture Master Plan, one of the key policy recommendations was to implement zoning updates. This critical planning component includes a review of existing land use, not only to identify areas along transportation corridors suitable for additional housing but also to reduce redevelopment pressure on single-family neighborhoods.“
“The Big Picture Plan acknowledged that many areas within the city limits were assigned zoning designations decades ago, despite changing contexts over time,” said Dennis Madsen, Manager of Long-Range Planning. “As a result, a comprehensive zoning policy review was recommended to assess whether current designations continue to serve the best interests of residents and businesses.”
To support this effort, the comprehensive plan includes a policy to conduct zoning designation reviews every ten years, ensuring that future development aligns with existing zoning standards.
A key outcome of this initiative was the recommendation to the Planning Commission to rezone certain single-family areas from R2A to R2 to protect their character from redevelopment pressures.
“By maintaining single-family zoning, this action helps preserve neighborhood stability and ensures that future development remains consistent with the community’s character and the best interests of its residents,“ Nunez said. “This action further protects long-standing neighborhoods from potential redevelopment into apartment complexes.”
The City Council will hold a public hearing on April 24, at 5:30 p.m. to discuss the rezoning change and vote on the proposal.
Q&A
One of the goals of the City’s Big Picture comprehensive master plan asked City Planners to review zoning uses in neighborhoods and evaluate how they developed versus their designated zoning. Planning discovered numerous established neighborhoods with single-family residences that were originally zoned Residence 2A, which also permits multi-family developments. The City is seeing interest in multiple property acquisitions with the intent of building multi-family developments. Removing Residence 2A zoning from these established neighborhoods will eliminate that possibility and preserve these neighborhoods as single-family residential areas.
In a similar action, City Planning evaluated zoning uses along Memorial Parkway and was able to update and rezone parcels for current and consistent use.
Through the City’s GIS Department, properties of 6,000 square feet to a half-acre were cross-referenced with Residence 2A zoning districts. Through this query, City Planners identified established neighborhoods, which were fully developed single-family. The neighborhoods are located throughout all parts of the city.
There are approximately 52 neighborhoods encompassing about 24,000 lots. Through the proposed R2 rezoning, these identified properties will be able to preserve their long-established neighborhood status as single-family residential.
Yes, it removes the possibility that multi-family developments could be built in these established neighborhoods. Under Residence 2 zoning, only single-family homes, duplexes and townhomes are permitted.
No. This action is being taken to protect established neighborhoods and grant them the more appropriate Residence 2 zoning status.
City Planning is reviewing its Light Industry District zoning, which allows for a variety of retail sales, and Mixed Residential, which permits developments similar to MidCity District or Village of Providence. The City is also reviewing its Slope Development District, which applies to our mountainous areas. This ordinance has existed for approximately 35 years, and the City would like to increase the protections to further preserve some of the mountainous slope areas as residential development continues.