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 Manager
Craig Harmon - Senior Planner
DATE: January 22, 2024
RE:
Title
P24-06. Rezoning from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5) located at 201 Rosemary Drive (0428489415000) totaling 9.66 acres ± and being the property of Fayetteville Metropolitan Housing Authority, represented by Fred Ford of Stogner Architecture, PA.
end
COUNCIL DISTRICT(S):
Council District(s)
4 - Haire
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
• Objective 4.6 - To reduce poverty and homelessness
Goal VI: Collaborative Citizen and Business Engagement
• Objective 6.1 - To ensure collaborative relationships with the business community, local governments, military, and stakeholders
Executive Summary:
The applicant is seeking to rezone 9.66 acres ±, just off of Murchison Road, from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5). The owner seeks to redevelop property for multi-family use.
Background:
Owner: Dawn Weeks, Fayetteville Metropolitan Housing Authority
Applicant: Fred Ford, Stogner Architecture, PA
Requested Action: SF-10 to MR-5
REID #s: 0428489415000
Council District: 4 - D.J. Haire
Status of Properties: Developed Multi-Family.
Size: 9.66 acres ±
Adjoining Land Use & Zoning:
• North: CC - Commercial Businesses
• South: SF-6 - Vacant Land & Single Family Housing
• East: SF-6 - Single Family Housing
• West: SF-6 - Mobile Home Park
Annual Average Daily Traffic: Murchison Road: 18,500
Letters Mailed: 188
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 (NIR). These areas allow higher-density redevelopment and ”missing middle” housing to increase private reinvestment and revitalize neighborhoods. Target areas include clusters of vacant and/or underutilized parcels. Policies focus on neighborhood improvement and reinvestment.
Issues/Analysis:
History:
Aerial photography from the Cumberland County GIS system reveals that these properties were developed by the Housing Authority sometime between 1968 and 1982.
Surrounding Area:
To the north of the property, there is CC-zoned land hosting a variety of commercial uses including several auto repair and other businesses located along Rosemary Street and Murchison Road. To the south, vacant land zoned SF-6 with single-family housing and vacant parcels. On the eastern side, there is additional SF-6 zoning with single-family housing and vacant properties. To the west, the area comprises SF-6 zoned property that is currently used as a mobile home park, that is accessed from Pamalee Drive.
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.
The applicant is seeking to rezone property currently zoned Single Family 6 (SF-6) to Mixed Residential 5 (MR-5). The MR-5 District is 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 development subject to the requirements of this Ordinance. All development in the district shall comply with the design standards in Article 30-5: Development Standards. MR-5 districts may also include centrally-located open space, complementary institutional uses (e.g., religious institutions, post offices, police sub-stations), day care facilities, and limited small-scale neighborhood-serving convenience retail uses (See 30-4.D. Accessory Uses).
Straight Zoning:
The request is for a straight rezoning to Mixed Residential 5 (MR-5).
The reclassification of land to a base zoning district without conditions allows all of the uses that are shown on the attached 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:
The proposed amendment is in line with the surrounding properties, the existing use of the property in question, and the recommendations outlined in the Future Land Use Plan. Except for commercial development along Murchison Road, the surrounding area predominantly features single-family and multi-family development. The redevelopment aligns with the established neighborhoods and offers the property owner a chance to utilize the land productively and contribute much-needed housing to the community.
The proposed amendment is in harmony with the surrounding area, characterized by a mix of residential, commercial, and retail uses. It is structured to prevent premature and excessive development, given the current status of the property. It is unlikely to adversely impact property values significantly; in fact, the development of these parcels may have a positive effect.
Consistency and Reasonableness Statements:
The Future Land Use Plan includes defined goals, policies, and strategies. This application aligns with the city's strategic growth strategies and fulfills the goals outlined in the attached Consistency and Reasonableness form.
Budget Impact:
While there won't be an immediate budgetary impact, this rezoning will have an economic impact in the future as it will lead to the collection of taxes.
Options:
1. Recommends 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. Recommends 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. Denies 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 Professional Planning Staff and Zoning Commission recommend that the City Council move to APPROVE the map amendment to MR-5 based on the following:
• The proposed zoning map amendment implements the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO). The Future Land Use Plan calls for the subject property to be developed as Low Density Residential (LDR).
• The uses permitted by the proposed change in zoning district classification and the standards that 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