TO: Mayor and Members of City Council
THRU: Kelly Olivera - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, AICP, CFM, CZO - Planning & Zoning Division Manager
Craig Harmon, CZO - Senior Planner
Heather Eckhardt, CZO - Planner II
DATE: November 25, 2024
RE:
Title
P24-43. Rezoning from Single Family Residential 10 (SF-10) to Neighborhood Commercial (NC) located at 202 Hope Mills Road (0416194844000) totaling 2.62 acres ± and being the property of Saint Matthews United Methodist Church.
end
COUNCIL DISTRICT(S):
Council District(s)
5 - Lynne Greene
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
Executive Summary:
The applicant has requested to rezone 202 Hope Mills Road from Single Family Residential 10 (SF-10) to Neighborhood Commercial (NC). The property is the site of Saint Matthews United Methodist Church.
On November 12, 2024 the Zoning Commission held a legislative hearing regarding this map amendment application. The Commission voted 5-0 to recommend approval.
Background:
Owner: Saint Matthews United Methodist Church
Applicant: Mary McLeod
Requested Action: SF-10 to NC
REID #: 0416194844000
Council District: 5 - Lynne Greene
Status of Property: Church
Size: 2.62 acres
Adjoining Land Use & Zoning:
• North: CC - Automotive parts and installation
• South: SF-10 and LC - Single family house and automotive sales
• East: LC - Retail stores
• West: SF-10 - Single family houses
Annual Average Daily Traffic: Hope Mills Road: 28,000
Letters Mailed: 117
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 Mixed Use. Neighborhood Mixed Use is defined as neighborhood-scale commercial uses with a horizontal mix of uses and buildings that are generally one to three stories.
Issues/Analysis:
History:
The subject property is located near the corner of Raeford Road and Hope Mills Road was annexed into the city in 1999. Per Cumberland County tax records, the main church structure was built in 1974. The subject property contains a church, church thrift store, and two single family houses. The thrift shop faces Banyan Road and the two houses face Eucalyptus Road. Previously, there were up to 5 houses along Eucalyptus Road.
Surrounding Area:
The surrounding area has a variety of residential and commercial uses. The areas to the north and east are primarily commercial in nature. The uses range from Autozone and Sherwin Williams to smaller offices and a few restaurants. To the south along Hope Mills Road, there are additional commercial businesses including multiple automotive dealerships. The area to the west is a large residential subdivision, Lafayette Village.
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.
Straight Zoning:
The request is for a rezoning from Single Family Residential 10 (SF-10) to Neighborhood Commercial.
The Neighborhood Commercial (NC) District is established and intended to accommodate small-scale, low-intensity, and "convenience" retail and service uses that provide goods and services serving the residents of the immediately surrounding neighborhood.
The reclassification of land to a base zoning district without conditions allows all of the uses that are shown on the 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, this general area is recommended to be developed as Neighborhood Mixed Use. Neighborhood Mixed Use is defined as neighborhood-scale commercial uses with a horizontal mix of uses and buildings that are generally one to three stories.
According to the 2040 Future Land Use Plan, this proposed development falls within Goal #1: Focus value and investment around infrastructure and strategic nodes, Goal #2: Promote compatible economic and commercial development in key identified areas, and Goal #4: Foster safe, stable, and attractive neighborhoods.
Under the plan’s Land Use Policies and Strategic section, subsection Strategic Compatible Growth, this proposed rezoning falls under the following sections:
LUP 1: Encourage growth in areas well-served by infrastructure and urban services, including roads, utilities, parks, schools, police, fire, and emergency services.
• 1.2: Encourage more intense uses, greater mix of uses and denser residential types in key focal areas
• 1.7: Encourage a logical progression of housing development and discourage “leapfrog” development.
LUP 2: Encourage strategic economic development
• 2.5: Partner to determine specific uses that could be supported through adaptive reuses and redevelopment opportunities.
LUP 3: Encourage redevelopment along underutilized commercial strip corridors and reinvestment in distressed residential neighborhoods.
• 3.1: Examine and identify targeted redevelopment and infill areas throughout the city.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application follows 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 request to rezone the property to Neighborhood Commercial would address the church’s desire to allow a commercial daycare to be located within the church but operated by a separate entity. The Neighborhood Commercial district allows for all current and proposed uses - single family residential, church, daycare, and thrift store.
The rezoning will not result in any visible changes to the property as the church, thrift store, and houses are all preexisting. The proposed daycare will be located within the existing church structure.
All other uses permitted in the Neighborhood Commercial district would also be in keeping with the surrounding area which hosts a variety of low to medium intensity commercial uses as well as residential uses.
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. Moves to APPROVE the map amendment to NC as presented based on the evidence submitted and finds that the rezoning is consistent with the Future Land Use Plan as demonstrated by the attached consistency and reasonableness statement (recommended)
2. Moves to APPROVE the map amendment to a more restrictive zoning district based on the evidence submitted and finds that the map amendment would be consistent with the Future Land Use Plan and an amended consistency statement.
3. Moves to DENY the map amendment request based on the evidence submitted and finds 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 APPROVE the map amendment to NC based on the following:
The proposed zoning map amendment does implement the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO).
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. Presentation