TO: Mayor and Members of City Council
THRU: Kelly Olivera - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Heather Eckhardt, CZO - Planner II
DATE: February 27, 2023
RE:
Title
P23-03. Rezoning from Single-Family Residential 6 (SF-6) to Neighborhood Commercial (NC) zoning district of .53 acres ± portion of total 2.98 acres ± parcel, located at 7510 Cliffdale Road (REID #9487353248000) and being the property of F&F Investments of Fayetteville LLC, represented by Michael Adams of MAPS Surveying Inc.
end
COUNCIL DISTRICT(S):
Council District(s)
8 - Courtney Banks-McLaughlin
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
• Objective 2.4 - To sustain a favorable development climate to encourage business growth.
Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
The subject property is currently zoned Single Family Residential 6 (SF-6) and the applicant would like to rezone .53 acres or 23,229 square feet of the 2.98-acre parcel to Neighborhood Commercial (NC).
The NC zoning 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 (e.g., personal service uses, small restaurants, and limited retail).”
The Zoning Commission held a legislative hearing on January 10th, 2023. The Zoning Commission voted to recommend approval of the proposed map amendment in a 4 to 1 vote. There were three speakers in favor and one citizen in attendance with general questions.
Background:
Owner: F&F Investments of Fayetteville LLC
Applicant: Michael Adams, MAPS Surveying Inc
Requested Action: SF-6 to NC of .53 acres
REID: 9487353248000
Council District: 8 - Courtney Banks-McLaughlin
Status of Property: One detached structure
Size: .53 acres ± of 2.98 acres ±
Adjoining Land Use & Zoning:
• North: SF-6 - Fire station and vacant lot
• South: SF-6 - Single-family houses
• East: NC - Gas station
• West: SF-6 - Single family subdivision
Annual Average Daily Traffic: Cliffdale Road: 27,000 (2021)
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 High Density Residential. High Density Residential is described as having townhomes and apartments in 3-5 story buildings with some very small single-family lots possible typically with 5-16 dwellings per acre. These areas should be active, compact neighborhoods that are walkable to adjacent commercial centers.
Issues/Analysis:
History:
The subject property and surrounding area were annexed into the City of Fayetteville in 2005 as part of the Phase 5 Annexation project. A single-family house was located on the property until the early 2000s when the house was removed. A detached structure remains on the property.
Surrounding Area:
The subject property is located at the corner of Cliffdale Road and Branchwood Circle roughly 3/8ths of a mile west of the Cliffdale Road and Rim Road intersection. The areas to the north, south, and west are primarily residential in nature with a combination of single-family subdivisions, apartments, and mobile home parks. Mayflower Subdivision, which was reviewed by the Zoning Commission in December 2022, is located to the south of the property. A lower-intensity commercial corridor is located to the east of the subject property. This lower-intensity commercial corridor is currently zoned Neighborhood Commercial and contains uses such as a gas station and a car wash. This commercial area goes from the corner of Cliffdale Road and Branchwood Circle to the corner of Cliffdale Road and Rim Road. At this intersection, the zoning district (LC) and commercial uses become more intense.
Rezoning Request:
The applicant is requesting to rezone .53 acres ± of a larger 2.98 acre parcel from Single Family Residential 6 (SF-6) to Neighborhood Commercial (NC). The
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 straight zoning of .53 acres ± of a larger 2.98 acre parcel from Single Family Residential 6 (SF-6) to Neighborhood Commercial (NC).
The NC zoning 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 (e.g., personal service uses, small restaurants, and limited retail).”
The proposed zoning district is compatible with the area and this district is in keeping with the City’s Future Land Use Plan.
The reclassification of land to a straight zoning district allows all of the uses that are shown on Use Table in the Unified Development Ordinance. The City Council 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 Future Land Use Map & Plan, this area is recommended to be developed as High Density Residential (HDR). High Density Residential calls for townhomes and apartments in 3-5 story buildings with some single-family lots possible. These developments should be active, compact neighborhoods that are walkable to adjacent commercial centers. The NC zoning district is in keeping with the Future Land Use Plan as it allows for a variety of high-density residential uses by right.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application looks to follow the City’s strategic, compatible growth strategies by meeting the goals of the Land Use Plan found on the attached Consistency and Reasonableness form.
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. City Council 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. City Council 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 and reasonableness statement; or
3. City Council 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 the Professional Planning Staff recommend that the City Council move to APPROVE the map amendment to NC based on the following:
• The proposed zoning map amendment implements the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO). The Future Land Use Plan calls for the subject property to be developed as High Density Residential.
• The uses permitted by the proposed change in zoning district classification and standards apply to such use and will be 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 Statements