TO: Zoning Commission
THRU: Jennifer C. Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: August 11, 2026
RE:Title
P26-41: A request to rezone 0 Strickland Bridge Road (9485969422000) consisting of 19.54 acres ±, by Joe Faulkner of LJA representing Phil Kleinman of RAK-Fayetteville 1, LLC from Single-Family 15 (SF-15) to Mixed Residential 5 (MR-5).
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COUNCIL DISTRICT(S):
Council District(s)
6 - Mayor Pro Tem Derrick Thompson
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Relationship To Strategic Plan:
Goal II - Responsive City Government Support a Diverse & Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
Goal III - City Investment in Today & Tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use.
Goal IV - Desirable Place to Live, Work, & Recreate
• Objective 4.5 - To ensure a place for people to live in great neighborhoods
• Objective 4.6 - Reduce poverty and homelessness
Executive Summary:
The request by the applicant is to rezone the subject property addressed as Unaddressed Strickland Bridge Road (9485969422000) from Single Family 15 (SF-15) to Mixed Residential 5 (MR-5.The
Background:
Owner: RAK-Fayetteville 1 LLC
Request: SF-15 to MR-5
REID or PIN: 9485969422000
Parcel Size: ± 19.54
Existing Site Conditions: Vacant, forested, lot
Adjacent Zoning:
• North: SF-15 - Single-family neighborhood
• South: SF-15 / AR - Single-family neighborhood
• East: SF-15 / AR - Single-family neighborhood and vacant, forested, land
• West: SF-15 / SF-10 / AR - Vacant, forested, land
Future Land Use Designation: Low Density Residential (LDR)
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 164 notices sent.
Issues/Analysis:
The request is to rezone approximately 14.08 acres located at Unaddressed Stickland Bridge Road (9485969422000) from Single Family 15 (SF-15) to Mixed Residential 5 (MR-5) to enable the construction of an apartment complex.
The 2040 Future Land Use Plan (FLUP) is central to analysis and affixed by reasonableness to the local context and service to the public good. The FLUP designates “character areas” which describe development intent and guide future growth. The Future Land Use Map or FLUM designates the subject property as being intended for Low Density Residential (LDR) development. This is defined as single-family residential with some accessory dwellings; occasionally with duplexes (if isolated) or town homes with a suburban and auto-oriented character with utility services.
The requested zoning district does not align with this character area designation. However, this designation, when assigned, may not have taken into account recent development changes. The FLUP was adopted in FY2021 which is several years before the expansion of I-295 and Strickland Bridge Road. Until this expansion, the area had limited connectivity and was of a rural and low-density character with limited development potential.
With the expansion of the interstate, the area is primed for increased development which is aligned with several Land Use Policies and Strategies.
According to the Future Land Use Map, LU-1 encourages growth in areas that are well-served by infrastructure and urban services such as roads, schools, utilities, parks, and emergency services. The area is well-served by infrastructure and services beyond the expansions such as the New Century International Elementary and Middle Schools as well as County Branch Libraries and Strickland Bridge Shopping Center.
According to the Future Land Use Map, LU-7 encourages a mixture of housing types for all ages and incomes. The current zoning district of SF-15 does not permit any form of development other than single-family homes on 15,000 square foot minimum lots or duplexes on 30,000 square foot minimum lots. As the price of housing continues to rise, the need for affordability and flexibility is paramount to a healthy city. MR-5 is a residential zoning district with the most flexibility providing lower dimensional requirements to enable a variety of development types from small lot single-family, detached to cottage courts, to apartments.
The local area is predominantly undeveloped land or low-density single-family residential in which the subject property is adjacent to the Tarleton Plantation neighborhood directly to the northwest. This neighborhood is established and branches off from Brinkman Road which any future development on the subject property would share. While the residences of this neighborhood would be most impacted by the presence of development within the subject property, buffering standards to limit noise, light, and visibility between MR-5 and SF-15 are required according to UDO Section 30-5K Transitional Standards.
Traffic may be an impediment as currently Brinkman Road is the only established access point to the subject property. While this would mean an increase in traffic, increases would occur with any form of development as the subject property can accommodate up to 40 units based on the current zoning.
While the request represents a significant divergence from the character area designation, this divergence is justifiable based on connectivity changes in the area and growing need for housing within the city.
Budget Impact:
Approval or denial of the requested map amendment does not create immediate and direct impacts on the budget other than the collection of the application fee and cost for relevant staff. If approved, the budget may be impacted by additional property taxes and the indirect tax revenue from new residents and construction costs.
Options:
• Approval (Recommended Action):
Recommend approval of the zoning map amendment as requested - finding that the request is consistent with the Future Land Use Plan and reasonable to local context as outlined by the Consistency and Reasonableness Statement.
• Approval, but to a more restrictive district:
Recommend approval of the zoning map amendment from MR-5 to one that is more restrictive, but consistent with the Future Land Use Plan and Reasonable to the local contexts with an amended Consistency and Reasonableness Statement.
• Denial:
Deny the proposed map amendment - find that the request is inconsistent with the Future Land Use Plan and unreasonable to the local context.
Recommended Action::Recommended Action
The Professional Planning Staff recommends that the Zoning Commission recommends to City Council a motion to APPROVE the request as presented - to rezone the approximately 19.54 at Unaddressed Strickland Bridge Road from Single Family 15 (SF-15) to Mixed Residential 5 (MR-5).
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Consistency and Reasonableness Statements