TO: Mayor and Members of City Council
THRU: Kelly Olivera - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, AICP - Planning & Zoning Division Manager
Heather Eckhardt, CZO - Planner II
DATE: August 12, 2024
RE:
Title
P24-32. Rezoning from Single Family Residential 10 (SF-10), Office & Institutional (OI), and Community Commercial (CC) to Community Commercial (CC) located at 2620 Bragg Blvd (REID 0428216810000) totaling 16.30 acres ± and being the property of Eutaw Village Shopping LLC.
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
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 is seeking to rezone 2620 Bragg Boulevard, known as the Eutaw Village
Shopping Center, from a split zoning of Single Family Residential 10 (SF-10), Office and Institutional (OI), and Community Commercial (CC) to a single zoning district of Community Commercial (CC). The intent of the rezoning is to clean up the multiple zoning districts on this single parcel.
On July 9, 2024, Zoning Commission voted unanimously to recommend approval of the rezoning request.
Background:
Owner/Applicant: Zachary Fisher of Eutaw Village Shopping LLC
Requested Action: SF-10, OI, and CC to CC
Address: 2620 Bragg Boulevard
REID #: 0428216810000
Council District: 2 - Malik Davis
Status of Property: Retail shopping center
Size: 16.30 acres
Adjoining Land Use & Zoning:
• North: CC - Retail shopping center
• South: CC - Commercial strip centers, restaurants, veterinary office
• East: SF-6, SF-10, & OI - Office building, single family houses, vacant land
• West: CC - Retail shopping center
Annual Average Daily Traffic: Bragg Boulevard: 22,000
Letters Mailed: 140
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 a Community Center (CC). Community Center is intended for commercial spaces that are 3-5 stories with high-density residential and multi-family intermixed. The adjacent parcels to the south are intended for Low-Density Residential development.
Issues/Analysis:
History:
The subject property was annexed into the city in 1951 and the Eutaw Village Shopping Center was built in 1955. At the time of construction, Eutaw Village Shopping Center was one of few commercial centers in Fayetteville and served as an important shopping area. This has changed over time due to the construction of the Cross Creek Mall and other large retail centers.
Over the years, the site has been modified and additional freestanding buildings have been added to the property including one freestanding building to the rear of the main building and a small office building at the corner of Bragg Boulevard and Stamper Road.
While the property may not be a primary shopping center as it once was, it is still a very active shopping center and maintains a high occupancy rate.
Surrounding Area:
The surrounding area is primarily commercial in nature with some residential areas to the north and east. To the immediate north, there is small commercial strip center which houses a skating rink and a gym/spa as well as a separate event venue, Vizcaya Villa. Beyond this commercial area, there is a residential area consisting of the Cottages on Elm duplex development and the Greenwood Homes subdivision. To the west is Eutaw Village North, Burger King restaurant, and two hotels. To the east is a small office building at the northeast corner of Bragg Boulevard and Stamper Road. Additionally, to the east, there are single family residential homes, a small apartment complex, and a nursing home. Finally, to the south, there is a variety of commercial establishments ranging from vacant and occupied financial institutions, a restaurant, and a commercial strip center.
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 straight zoning from Single Family Residential 10 (SF-10), Office & Institutional (OI), and Community Commercial (CC) to Community Commercial (CC).
The Community Commercial (CC) District is established and intended to accommodate a diverse range of medium- to high-intensity retail, service, and office uses that provide goods and services serving the residents and businesses in the community at large-e.g., shopping centers, convenience stores, retail sales establishments, and heavier commercial uses.
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 Community Center (CC). Community Center calls for nonresidential leasable spaces with high-density residential and multi-family intermixed and single-family on the edges.
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 #3: Encourage redevelopment of strip commercial areas.
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 in key focal areas.
• 1.7: Encourage a logical progression of housing development and discourage “leapfrog” development.
LUP 2: Encourage strategic economic development
• 2.1: Encourage economic development in designated areas
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.
LUP 4: Create well-designed and walkable commercial and mixed-use districts
• 4.2: Encourage context-sensitive site design
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 applicant is requesting to have a split zoned property rezoned to a single zoning district of Community Commercial (CC). This clean up of zoning lines will allow for any future development/redevelopment of the property to go through a much simpler process.
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 CC as presented based on the evidence submitted and find 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 find 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 find that the map amendment is inconsistent with the Future Land Use Plan.
Recommended Action:
The Zoning Commission and Professional Planning Staff recommends that the City Council APPROVE of the map amendment to CC 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. Powerpoint