Planning and Zoning Commission recommends airport-influence variance for 6901 S. Havana Street

The Planning and Zoning Commission on Jan. 22 recommended that City Council approve a Centennial Airport influence area variance for a 19-acre site at 6901 South Havana Street (Case VARDash24Dash00004 / Resolution 2025-R-04), a step the applicant said is needed before pursuing rezoning that could allow multifamily residential.

The variance concerns the City’s airport influence area (AIA) overlay, which restricts “noise-sensitive” uses — including multifamily housing, schools and congregate care — inside the 55 DNL contour and in a Restricted Development Area (RDA). City planning staff told commissioners the AIA process allows applicants to request an exception to those restrictions; staff recommended approval after concluding the variance meets the approval criteria in Section 12-14-803 of the Land Development Code.

Michael Gradis, planning manager for the city, told the commission the AIA variance is “a little bit unique” because AIA code requires only one of three approval criteria to be met. Gradis explained the variance would not itself rezone the property or guarantee future approvals but would allow the applicant “the possibility to request a rezoning or a site plan at a future date.”

Applicant team member Colin Waterworth said the property’s owner (Centura Health) has determined it no longer needs the office facility and marketed several disposition options before pursuing redevelopment. “Ultimately, we’d like to do residential housing at this location and buildings of 10 units or more,” Waterworth said, and argued the AIA variance is necessary because the entire site sits in the RDA and a rezoning alone would not permit noise-sensitive uses.

Staff and the applicant reviewed the AIA technical background for commissioners: the site sits inside the 55 DNL day‑night average sound level contour and within a Restricted Development Area that precludes noise‑sensitive land uses without a variance. Gradis described the code’s noise‑attenuation standards (an outside‑to‑inside transmission loss minimum of 25 dB for the 55 DNL contour) and noted that the airport’s referral letter recommends developers meet noise‑attenuation measures required by the code.

The applicant said it will design buildings to meet the code’s construction and mechanical requirements (25 dB transmission loss, mechanical ventilation and central air conditioning) and argued typical interior sound levels after mitigation would be “roughly in that 30 decibel range,” which the applicant described as “barely noticeable.” The Centennial Airport’s referral — included in the packet — asked that noise attenuation be required and reiterated airport concerns about placing noise‑sensitive uses near airport operations.

Staff emphasized the recommendation includes conditions common to AIA variances: the variance is limited to multifamily residential (not other noise‑sensitive uses), future development would still have to meet noise‑attenuation code requirements, an avigation easement or recorded notice is typically required at plat or site plan review, and the variance has a three‑year life span during which the applicant must make substantial progress (with staff able to grant extensions in certain circumstances). Gradis said the variance, if granted, would remain tied to the property even if the original applicant does not proceed.

After questions from commissioners on walkability, precedent, and process, Commissioner Reewords moved to recommend approval of Resolution 2025-R-04 (Case VARDash24Dash00004). Commissioner Jackson seconded; the commission chair called the vote and the motion passed. The commission’s recommendation will be forwarded to City Council for a public hearing and final decision on Feb. 4, 2025.

The recommendation does not itself rezone the site. If City Council grants the variance and a future applicant seeks rezoning, that rezoning and any site plan would be reviewed under the city’s standard procedures and noise‑attenuation requirements. The Centennial Airport referral and the staff conditions will be part of the record for Council’s consideration.

Next steps: City Council will hold a public hearing on Feb. 4, 2025, to decide whether to adopt Resolution 2025-R-04. If Council approves the variance, an applicant would still need to pursue rezoning and site plan approvals before residential development could occur.