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
P25-14. A request to rezone 2022 & 2026 Progress Street (REID 0436032534000 & 0436031348000), owned by King Construction & Development Company Inc, from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
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 applicant has requested to rezone 2022 and 2026 Progress Street from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
Zoning Commission voted unanimously to recommend approval of the rezoning request at their April 8, 2025, meeting.
Background:
Owner: King Construction & Development Company Inc
Applicant: King Construction & Development Company Inc
Requested Action: SF-6 to MR-5
REID #: 0436031348000 and 0436032534000
Status of Property: Vacant
Size: .21 acres each/.42 acres total
Adjoining Land Use & Zoning:
• North: MR-5 - Residential
• South: SF-6 - Residential
• East: SF-6 - Residential
• West: MR-5 and NC - Commercial business (monument company)
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 Neighborhood Improvement. Areas indicated for Neighborhood Improvement are intended for an area of higher density redevelopment and “missing middle” housing to increase private reinvestment and revitalize neighborhoods. Target areas include clusters of vacant land and/or underutilized lots.
Issues/Analysis:
History:
The subject properties are located on a residential street in the Massey Hill neighborhood. There is a single-family house and a vacant lot, under the same ownership, located between the two subject properties. While the subject properties are currently vacant, there were houses on the properties in the past however, they were demolished in the early 2000s.
Surrounding Area:
The subject property is located within the Massey Hill neighborhood, which has deep roots in Fayetteville's textile mill history. In the early 1900s, textile mills began to open in the area, giving rise to mill villages, with Massey Hill being one of the most prominent. Today, the neighborhood retains distinct features of its mill village past, reflecting a strong sense of pride in its history.
As a mill village, Massey Hill is characterized by modest homes with simple, functional designs, typically situated on smaller lots. Over the years, some of these homes have been repurposed for other uses, such as the monument business on Southern Avenue
There are also commercial and institutional uses in the area near the convergence of Cumberland Road, Camden Road, and Southern Avenue.
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 Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
The Mixed Residential 5 (MR-5) district is established and intended to meet the diverse housing needs of City residents by accommodating a wide variety of residential housing types and arrangements at moderate to high densities, including single-family detached dwellings, two- to four-family dwellings, multi-family dwellings, and other residential development that may include single-family attached dwellings, and zero lot line developments.
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 Neighborhood Improvement. Areas indicated for Neighborhood Improvement are intended for an area of higher density redevelopment and “missing middle” housing to increase private reinvestment and revitalize neighborhoods. Target areas include clusters of vacant land and/or underutilized lots.
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:
In conclusion, the request to rezone the subject properties from Single-Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5) aligns with the Future Land Use Plan. The plan’s Neighborhood Improvement designation specifically encourages higher-density redevelopment. Rezoning would facilitate the redevelopment of vacant lots, creating an opportunity for increased housing density and helping to address the need for missing middle housing. Additionally, the proposed MR-5 zoning is consistent with the existing MR-5 zoning along Southern Avenue to the north and west of the subject properties.
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 MR-5 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 MR-5 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