Neighborhood Conservation Overlay District (NCOD) for the North Hills Area
Neighborhood Conservation Overlay District (NCODs) are zoning overlays that preserve and enhance the general quality and appearance of neighborhoods by regulating built environmental characteristics such as lot size, setbacks, building height, and vehicular surface area. NCODs generally apply several more restrictive standards than base zoning districts. Read more about other overlay tools used to preserve the character of neighborhoods on the Character Preservation Overlay Districts page.
The process for creating a NCOD includes a neighborhood built environmental characteristics study, the adoption of a text change to the Unified Development Ordinance, and a rezoning. Please see the Process/Steps section for a timeline of events.
On February 6, 2018, City Council approved a rezoning request to apply the North Hills NCOD to the North Hills neighborhood.
On January 2, 2018 City Council received the Planning Commission recommendation and scheduled a public hearing to consider the request.
On December 12, 2017 Planning Commission reviewed the request and recommended approval.
On October 30, 2017 Planning Staff hosted a neighborhood meeting to discuss a potential rezoning for the creation of the North Hills NCOD. The neighborhood meeting is a pre-submittal requirement of the rezoning process. The meeting consisted of an informational presentation about the proposed rezoning and associated process, followed by a question and answer session. A summary of the discussion topics has been prepared and will be submitted with the rezoning application.
On October 3, 2017 City Council approved TC-17-17, a text change which adopted a set of neighborhood-specific regulations in to the Unified Development Ordinance (UDO). The standards are:
North Hills NCOD
a. Minimum lot size: 14,000 square feet.
b. Minimum lot width: interior lot: 90 feet.
c. Minimum lot width: corner lot: 110 feet
For these regulations to be effective, a rezoning must take place to apply them to a specific area. Council has directed staff to initiate a rezoning to apply the newly adopted standards to the area depicted in the map above.
View a large version of the North Hills NCOD study area map.
On May 16, 2017, Planning staff presented the findings from the Built Environmental Characteristics analysis to City Council. At the meeting, Council authorized the applicant to initiate the text change process.
View a large version of the North Hills NCOD study area map and the following built characteristics maps, data and report:
- Citizens submit petition to City Council requesting consideration for an analysis of neighborhood built environmental characteristics and regulations (February 7, 2017)
- City Council directs staff to complete the built environmental characteristics and regulations analysis (February 7, 2017)
- Planning staff presentation of the results of the analysis at a neighborhood meeting (April 26, 2017)
- Planning staff presents the analysis to City Council and Council decides whether to authorize a text change to incorporate the neighborhood characteristics and regulations into the Unified Development Ordinance (UDO) (May 16, 2017)
- Text change public hearing and approval (October 3, 2017)
- City Council directs staff to initiate the rezoning request (October 3, 2017)
- Planning staff conducts internal pre-application conference (October 20, 2017)
- Planning staff holds a neighborhood meeting to provide information on the request (October 30, 2017)
- Planning staff presents the request to the Midtown CAC (October 23, 2017 & November 27, 2017)
- Planning staff files the rezoning petition and begins two week review period (November 7, 2017)
- Planning Commission begins review of the request no later than 45 days after the staff review period (December 12, 2017)
- City Council receives the recommendation of the Planning Commission (January 2, 2017)
- Public Hearing (February 6, 2017)