TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Heather Eckhardt, CZO - Planner II
DATE: May 27, 2025
RE:
Title
P25-15. A request to rezone 211 Rankin Street (REID 0437532039000), owned by 211 Rankin Street, LLC, from Heavy Industrial (HI) to Downtown 2 (DT-2).
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
b
Relationship To Strategic Plan:
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
Executive Summary:
The owner has requested to rezone 211 Rankin Street from Heavy Industrial (HI) to Downtown 2 (DT-2).
Zoning Commission voted unanimously to recommend approval of the rezoning request at their April 8th meeting.
Background:
Owner: 211 Rankin Street, LLC
Applicant: Samantha Strizich
Requested Action: HI to DT-2
REID #: 0437532039000
Status of Property: Warehouse building (Sandlin Warehouse - circa 1906)
Size: .24 acres
Adjoining Land Use & Zoning:
• North: DT-2 - Multi-tenant commercial building
• South: HI - Warehouse
• East: CC - Warehouse
• West: DT-2 - Vacant land and railroad tracks
Letters Mailed: 218
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 Industrial/Employment Center. Industrial/Employment Center is typically high intensity nonresidential uses with high impact or likelihood of nuisance.
Issues/Analysis:
History:
The subject property known as the Sandlin Warehouse is a Local Landmark for the City of Fayetteville. It was constructed circa 1906 as a brick freight structure along the railroad. The low profile, wide eaves, and stepped parapets give the warehouse a definite architectural character.
Surrounding Area:
This area is very close to downtown but is not located within the core area. Due to this, many of the structures look more industrial in nature with many having been used for warehousing over the years largely due to proximity to the railroad tracks. Some of these warehouses have been converted to less intense uses such as indoor recreation.
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 Heavy Industrial (HI) to Downtown 2 (DT-2). The Downtown 2 (DT-2) District is established and intended to encourage the urban form and character found in the traditional downtown area as well as promote redevelopment that will make the downtown area a more diverse and vibrant mixed-use urban center.
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, it is recommended that this portion of the city should be developed as Industrial/Employment Center. Industrial/Employment Center is typically high intensity nonresidential uses with high impact or likelihood of nuisance.
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 subject property is in an area with diverse zoning, including commercial, industrial, and core business districts. The owner seeks to rezone it to the DT-2 district to attract a broader range of potential tenants. The current HI zoning is restrictive, permitting uses that often need extensive parking or staging areas. Rezoning to DT-2 would allow for more varied uses while also reducing minimum parking requirements.
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. Approval of the map amendment to DT-2 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. Approval of 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. Denial of 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 move to APPROVE of the map amendment to DT-2 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