TO: Mayor and Members of City Council
THRU: Zoning Commission
FROM: Craig Harmon, Senior Planner
DATE: June 9, 2026
RE:
Title
P25-54: A request to rezone property at 2002 Hope Mills Rd (0416122757000), consisting of 0.24 acres and owned by RAMIREZ, ISAURO;SANCHEZ, MIGDAL PEREZ, from Single Family Residential 10 (SF-10) to Neighborhood Commercial (NC). (Tabled from November 12, 2025)
end
COUNCIL DISTRICT(S):
Council District(s)
District 5 - Lynne Greene
b
Relationship To Strategic Plan:
The proposed reclassification from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial) advances the City’s FY2025 Strategic Plan by promoting context-appropriate, infrastructure-efficient mixed-use and neighborhood-scale commercial development on a serviced infill tract. The NC district allows small-scale retail, service, and office uses designed to serve surrounding neighborhoods-supporting economic resilience, corridor reinvestment, and long-term fiscal health.
Goal II - Diverse & Viable Economy
• Broadens the tax base by allowing commercial and mixed-use activity on already-serviced land, improving taxable value per acre relative to low-density residential patterns.
• Encourages private reinvestment and small-business growth through predictable zoning that supports neighborhood-serving enterprises.
• Maximizes use of existing streets and utilities, improving return on prior public infrastructure investments.
Goal III - Invested in Today & Tomorrow (Strategic Growth & Land Use)
• Directs reinvestment to an infill location contiguous with existing development and utility networks, reducing greenfield pressure and supporting compact, connected growth.
• Aligns with Comprehensive Plan objectives promoting neighborhood-scale commercial and service uses near established residential areas.
• Encourages integrated site design that provides shared access, landscaping, stormwater best-management practices, and pedestrian connectivity.
Goal IV - Live, Work, & Recreate (Neighborhood Revitalization & Housing Choice)
• Expands access to everyday goods and services within walking or short-drive distance of existing homes, strengthening neighborhood self-sufficiency.
• Supports corridor vitality by adding small businesses and employment opportunities near residential areas.
• Advances complete-neighborhood principles by balancing residential, commercial, and civic uses within close proximity.
Goal VI - Collaborative & Trusted Government
• Advances transparent, predictable decision-making through a legislative rezoning that applies uniform, citywide standards for the NC district.
• Promotes interdepartmental coordination among Planning, Engineering, Stormwater, and Public Works to ensure capacity, access, and safety are addressed at site design and permitting stages.
Performance Indicators
• Net new commercial or mixed-use square footage on infill or serviced sites.
• Increase in taxable value per acre on the subject parcels over a 5-10-year horizon.
• Ratio of infill versus fringe development activity.
• Multimodal access metrics (sidewalk, block length, cross-access, transit adjacency).
Conclusion
The NC classification advances the City’s FY2025 Strategic Plan by supporting small-scale, neighborhood-serving commercial development on a serviced infill site, strengthening the local tax base, enhancing corridor vitality, and leveraging existing infrastructure in a fiscally responsible and sustainable manner.
Executive Summary:
This request seeks to rezone an approximately 0.24-acre property located at 2002 Hope Mills Road from its current residential zoning designation to Neighborhood Commercial (NC) to facilitate a transition to a small-scale, neighborhood-serving commercial or office use. The subject site, which presently contains an existing residential structure, is positioned along a well-traveled urban corridor with direct access to public water and sewer infrastructure and other municipal services.
The proposal envisions adaptive reuse of the existing building, allowing a modest commercial presence that complements surrounding development patterns while maintaining the residential character and scale of the area. Minimal site disturbance is anticipated, as the intent is to repurpose the existing structure rather than pursue full redevelopment. This approach supports the City’s goals for infill reinvestment, efficient use of existing infrastructure, and context-sensitive corridor revitalization.
Background:
Owner: Isauro Ramirez & Migdal Perez Sanchez
Applicant: Isauro Ramirez & Zelidee Hernandez
Requested Action: Rezoning from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial)
REID #: 0416122757000
Property Address: 2002 Hope Mills Road, Fayetteville, NC
Status of Property: Developed with a single-family residence
Size: ±0.24 acres
Adjoining Land Use & Zoning
• North: SF-10 - Single-family residence
• South: OI (Office & Institutional) - Single-family structure utilized for office purposes
• East: OI - Single-family structures with a mix of small-scale commercial uses
• West: SF-10 - Lafayette Village Subdivision (single-family homes)
Notices Mailed: 151 property owners within a 1,000-foot radius
Proposal Overview
This request seeks to rezone a ±0.24-acre parcel located at 2002 Hope Mills Road from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial) to allow the adaptive reuse of an existing single-family structure for low-intensity commercial or office purposes.
The site lies along a major urban corridor with direct access to public water and sewer infrastructure, making it well-positioned for a small-scale commercial transition that complements adjacent land uses. The intent is to retain and repurpose the existing building, limiting site disturbance and preserving the established residential scale and character of the area while introducing a more flexible, neighborhood-serving land use.
This modest intensification supports the City’s goals for infill redevelopment, efficient use of existing infrastructure, and corridor revitalization, while providing new opportunities for local businesses or professional offices in a setting that maintains compatibility with nearby homes.
Land Use Plan Consistency
Under the 2040 Comprehensive Plan: Future Land Use Map & Plan (adopted May 26, 2020), the subject property is designated Office/Institutional (O/I). This classification is intended to accommodate medium-intensity nonresidential uses, including offices, medical or professional services, educational facilities, and light institutional functions.
The proposed Neighborhood Commercial (NC) zoning aligns with this designation by allowing low- to moderate-intensity commercial uses that serve nearby neighborhoods, provide employment and service opportunities, and function as a compatible transitional district between residential areas and larger commercial or institutional zones. The property’s access to public utilities, corridor frontage, and adjacency to existing O/I uses further reinforce the site’s suitability for this zoning reclassification.
Issues/Analysis:
The property at 2002 Hope Mills Road is part of the Lafayette Village Subdivision, originally developed for single-family residential use. As the Hope Mills Road corridor has gradually transitioned from primarily residential to a blend of neighborhood-scale commercial and office uses, this rezoning request represents a natural evolution. The applicant seeks to reclassify the property from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial) to allow the adaptive reuse of the existing home for small-scale commercial or professional office purposes. The proposed change would enable low-intensity commercial activity that complements the surrounding development pattern and supports the City’s goals for corridor revitalization and reinvestment.
Surrounding Context
The site lies within a transitional area where residential and neighborhood-serving commercial uses coexist:
• North & West: SF-10 - Detached single-family homes within the Lafayette Village Subdivision.
• South: OI - A single-family structure repurposed for office use, indicating a shift toward professional services.
• East: OI and SF-10 - A mix of homes and small businesses, illustrating gradual commercial adaptation along Hope Mills Road.
This pattern demonstrates a corridor in transition, with older residences being converted into low-impact commercial uses. The proposed rezoning aligns with that trend while maintaining compatibility with adjacent neighborhoods.
Rezoning Request
The applicant requests a straight rezoning from SF-10 to NC under the Unified Development Ordinance (UDO). The Neighborhood Commercial District is designed for small-scale, low-intensity retail, service, and office uses that primarily serve nearby residents without generating heavy traffic or disrupting neighborhood character.
All development under NC zoning must meet the UDO’s design and buffering standards (Article 30-5) to ensure compatibility with surrounding properties. Larger commercial projects exceeding 2,500 square feet require a Special Use Permit, providing additional oversight. Residential or mixed-use opportunities are also encouraged to foster a walkable, neighborhood-oriented setting.
Land Use Plan Consistency
The 2040 Comprehensive Plan designates this area as Office/Institutional (O/I)-intended for medium-intensity nonresidential uses such as offices, small institutions, and neighborhood services. The proposed Neighborhood Commercial (NC) zoning is compatible with this designation, supporting modest commercial activity that complements surrounding OI and residential districts.
By repurposing an existing structure and utilizing existing public utilities, the proposal advances City objectives for infill development, adaptive reuse, and corridor revitalization with minimal environmental or infrastructure impacts.
Consistency and Reasonableness
The rezoning is consistent with the City’s 2040 Comprehensive Plan and Unified Development Ordinance, promoting context-sensitive growth and efficient use of existing infrastructure. The request is reasonable given the site’s location, surrounding land uses, and established transition toward neighborhood-scale commercial development.
Conclusion
The proposed rezoning of 2002 Hope Mills Road from SF-10 to NC represents a logical, low-impact step in the ongoing transformation of the Hope Mills Road corridor. By enabling the reuse of an existing home for small-scale commercial or office purposes, the request balances neighborhood preservation with economic vitality and supports the City’s long-range vision for strategic, compatible growth.
Budget Impact:
Rezoning the property from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial) does not, in itself, appropriate public funds or commit the City to new spending. Fiscal effects are realized only when a project is approved, permitted, and constructed. Given the property’s infill location, existing service connections, and limited redevelopment scope, the near- to mid-term fiscal impact is expected to be neutral to modestly positive for the City’s General Fund.
Most costs associated with redevelopment-such as site improvements, utility connections, and driveway modifications-will be borne by the private developer, with additional participation from enterprise funds (e.g., water, sewer, and stormwater) where applicable.
Revenue Effects
Over time, conversion from low-density residential to small-scale commercial use is anticipated to increase taxable value per acre, as Neighborhood Commercial properties typically generate higher assessed valuations than detached residential lots of similar size. This uplift will produce a modest but sustained increase in ad valorem revenues.
Incremental business activity on the site may also generate secondary fiscal benefits, including elevated local sales and use tax receipts, vehicle taxes, and potential business license revenues.
The Stormwater Utility will experience a minor increase in billing, measured in Equivalent Residential Units (ERUs), corresponding to any new impervious surfaces such as parking or driveway areas. However, required on-site stormwater best management practices (BMPs)-reviewed and enforced at the site plan stage-will mitigate runoff and limit added burdens to the public drainage system.
One-time revenues will be collected through development-related fees, including plan review, zoning compliance, and building permits. Water and sewer system development charges and connection fees-administered by the utility-are not General Fund revenues but do offset system capacity and extension costs, helping reduce the need for public capital expenditures.
Expenditure Considerations
Operating expenditures for public safety, code compliance, and general city services are expected to scale minimally with the proposed commercial reuse, as the Neighborhood Commercial District supports low-intensity, neighborhood-serving uses rather than high-traffic retail or industrial activity.
Service delivery efficiencies are enhanced by the site’s proximity to existing fire, police, and sanitation routes, minimizing incremental operating costs.
Transportation impacts will be addressed through standard access management practices, including potential frontage improvements, turn lanes, or multimodal enhancements at the driveway permitting and engineering review stages. These improvements are typically developer-funded and coordinated with the City and, where applicable, NCDOT.
If any public infrastructure (such as sidewalks, curb/gutter, or drainage facilities) is dedicated to the City, the municipality would assume routine maintenance responsibilities thereafter. Stormwater-related costs would remain limited to public conveyances integrated into the existing system and any downstream facilities already maintained by the City.
Administrative and Capital Costs
The rezoning request does not trigger any immediate City capital project. Utility capacity, access easements, and off-site improvement requirements will be addressed through the Technical Review Committee (TRC) and permitting processes prior to development approval.
Administrative costs associated with the rezoning-such as mailed notifications to 151 property owners, required newspaper advertisements, and staff review-are minor and absorbed within existing departmental appropriations.
Overall Fiscal Outlook
Taken together, the fiscal profile of the proposed SF-10 to NC rezoning is neutral in the short term (prior to any construction) and expected to become modestly positive once the adaptive reuse project is completed and occupied.
As the structure transitions from residential to commercial use, property tax revenue, utility billing, and fee collections will rise modestly while ongoing service costs remain low due to the site’s infill location and existing infrastructure. The result is a fiscally sustainable, low-impact land use change that strengthens the local tax base, supports corridor reinvestment, and contributes to long-term financial resilience for the City.
Options:
1. Approval of the Request (Recommended Action)
Motion to approve the rezoning of the property from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial), based on the evidence and information presented by staff and the applicant.
The City Council finds that the proposed map amendment is consistent with the Future Land Use Plan and advances the City’s adopted goals for compatible, infrastructure-efficient growth, as detailed in the attached Consistency and Reasonableness Statement.
2. Approval to a More Restrictive Zoning District
Motion to approve the rezoning of the property to a more restrictive zoning classification than requested, based on the evidence and information presented.
The City Council finds that the revised zoning designation would remain consistent with the Future Land Use Plan and associated policy objectives, as reflected in an amended Consistency and Reasonableness Statement.
3. Denial of the Request
Motion to deny the rezoning of the property from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial), based on the evidence and information presented.
The City Council finds that the requested map amendment is inconsistent with the Future Land Use Plan and does not adequately advance the City’s adopted land use or strategic growth policies.
Recommended Action:
The Professional Planning Staff respectfully recommends that the Zoning Commission move to recommend APPROVAL of the proposed map amendment from SF-10 (Single-Family Residential 10) to NC (Neighborhood Commercial) based on the following findings:
• Consistency with Adopted Plans:
The proposed zoning map amendment is consistent with the City’s Future Land Use Plan (FLUP) and aligns with the guiding principles of the Unified Development Ordinance (UDO). The request supports the City’s vision for strategic, well-coordinated growth by encouraging the adaptive reuse of existing structures and promoting small-scale, neighborhood-serving commercial activity within the urban service area.
• Compatibility with Surrounding Development:
The Neighborhood Commercial (NC) district allows for low-intensity, context-sensitive commercial and office uses that are compatible with the existing development pattern along Hope Mills Road. The request represents a logical extension of nearby commercial zoning, providing a smooth transition between residential neighborhoods and existing office or institutional uses, while maintaining the area’s overall character and scale.
• Advancement of Public Interests:
The proposed rezoning will not result in adverse impacts to public health, safety, or general welfare. The site is adequately served by existing public infrastructure, including water, sewer, and transportation networks, and redevelopment under the NC classification will be subject to all applicable site design, buffering, and compatibility standards outlined in the UDO. Collectively, these provisions ensure that any future use of the property will be orderly, attractive, and sustainable.
Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Map
5. Subject Property
6. Surrounding Properties
7. Consistency and Reasonableness Statement