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Commission approves rezoning to MF-3 for Duval/Harris properties after neighbors seek talks
Summary
Commission approved owner's request to rezone three parcels on Duval Street and Harris Avenue from MF-1/P to MF-3 without the staff-proposed conditional overlay limiting units, 7–1–1. Neighbors raised safety, parking and outreach concerns; applicant agreed to try to meet neighborhood before Council.
The Planning Commission voted 7–1–1 to approve a rezoning request from MF-1 and P to MF-3 for properties at 3303 and 3305 Duval Street and 501 and 505 Harris Avenue, allowing greater flexibility for unit mix and site-level redevelopment.
Planning staff recommended MF-3 with a conditional overlay (CO) limiting the site to a maximum of six units to preserve a family-friendly unit mix and align with Home allowances. The applicant requested MF-3 without the CO. Commissioner Anderson moved to approve the applicant’s request; the motion passed seven in favor, one against and one abstention (Commissioner Skidmore voted no; Commissioner Ahmed abstained).
Cynthia Hudgerson (Planning Department) described the site as roughly 0.31 acres developed with five residential units and noted nearby transit, sidewalks and bike facilities. Staff told commissioners that an MF-3 rezoning with a CO would allow larger family-oriented units while keeping the unit count similar to the Home program allowance; the CO was proposed at the applicant’s request to limit unit count to six.
Opponents, including Charles Harcourt, president of the Hancock Neighborhood Association, urged denial or postponement and said immediate neighbors had not been able to engage with the owner. Harcourt highlighted pedestrian and school-related safety concerns at the Duval/Harris intersection and said the neighborhood wants a conversation with the owner before any rezone. Helen Gabler and other speakers said the proposed conceptual plan could increase bedroom count significantly (opponents cited a conceptual plan they said showed up to 16 bedrooms) and exacerbate parking and traffic on residential streets that serve Lee Elementary School and nearby transit stops.
Victoria Hassey, the applicant’s representative, said nonconformance issues surfaced after the owner attempted to pull permits on existing structures and that the rear structure is likely not salvageable; she said the owner is pursuing options that preserve the historic front duplex. Hassey told commissioners MF-3 does not automatically produce the high-rise outcomes described by opponents and that maximum unit counts under MF-3 for the site would be modest (staff analysis cited 7 two-bedroom units or up to 11 efficiencies under different mixes).
Commissioner Anderson noted the applicant signaled willingness to meet the neighborhood in good faith if the case moves to Council; several commissioners asked the applicant and neighborhood representatives whether a short postponement (to the October 14 meeting) would allow meetings — both sides said they would try to meet, and the applicant agreed to attempt talks. Ultimately, the commission approved the applicant’s MF-3 request without the conditional overlay. The motion passed seven–one–one with Commissioner Skidmore opposed and Commissioner Ahmed abstaining. The item will proceed to City Council for final deliberation and any required permits or overlays will be addressed in subsequent steps.
