TO: Mayor and Members of City Council
THRU: Kelly Olivera - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, MPA, AICP, CFM, CZO - Planning & Zoning Manager
Heather Eckhardt, CZO - Planner II
DATE: June 24, 2024
RE:
Title
P24-21. Rezoning from Single Family Residential 6 (SF-6) to Limited Commercial (LC) located at 1202 Irving Drive (REID 0438523391000) totaling .24 acres ± and being the property of Charles Davenport.
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 has requested to rezone a single parcel from Single Family Residential 6 (SF-6) to Limited Commercial (LC).
This request was reviewed the Zoning Commission on May 14, 2024 and the commission voted unanimously to recommend approval of the rezoning request.
Background:
Owner: Charles Davenport
Applicant: George M. Rose, P.E.
Requested Action: SF-6 to LC
REID #: 0438523391000
Council District: 2 - Malik Davis
Status of Property: Vacant
Size: .24 acres
Adjoining Land Use & Zoning:
• North: LC - Vacant commercial building and vacant land
• South: SF-6 and LC - Two duplexes
• East: LC - Commercial building
• West: SF-6 - Single family houses
Annual Average Daily Traffic: Ramsey Street: 33,000
Letters Mailed: 170
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 Commercial Strip Redevelopment. Commercial Strip Redevelopment is a commercial mixed use area that encourages higher density residential redevelopment as part of the land use mix to spur private investment. Target areas are clusters of underutilized commercial strip properties.
Issues/Analysis:
History:
The subject property was inside the city limits of Fayetteville as early as 1949. A single-family house was located on the property until at least 2001. The property has remained undeveloped since the house was demolished.
Surrounding Area:
This section of Ramsey Street, bordered by Hillsboro Street, Peace Street, and Irving Drive, is commercial in nature along Ramsey Street with some limited residential structures to the rear along Irving Drive, Peace Street, and Hillsboro Street. The two structures on Peace Street are duplexes. The other structures on Hillsboro Street and Irving Drive are single family houses. However, much of the block is already zoned Limited Commercial. Only four parcels, including the subject property, remain residentially zoned as Single Family Residential 6.
The parcels to the east and north are currently zoned Limited Commercial with two commercial structures and a vacant lot. The area to the west, across Irving Drive, is currently zoned Single Family Residential 6 (SF-6) and is developed as a single-family subdivision. There are two lots to the south - one is zoned Single Family Residential 6 and the other is zoned Limited Commercial. Each of these lots has a single duplex.
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 applicant has requested to rezone a single parcel from Single Family Residential 6 (SF-6) to Limited Commercial (LC). This request is part of a development plan for the property located at 1311 Ramsey Street. This potential development will utilize a structure that has been vacant for over ten years in conjunction with the subject property.
The Limited Commercial (LC) District is established and intended to accommodate a wider range of moderate-intensity general retail, business, and service uses that serve groups of neighborhoods instead of just an individual neighborhood.
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:
According to the Future Land Use Map & Plan, it is recommended that this portion of the city should be developed as Commercial Strip Redevelopment. Commercial Strip Redevelopment is a commercial mixed use area that encourages higher density residential redevelopment as part of the land use mix to spur private investment. Target areas are clusters of underutilized commercial strip properties.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application does follow 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.
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 Strategics section, Subsection Strategic, Compatible Growth, this proposed development 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.
• 1.6: Require adequate infrastructure to be in place prior to or in tandem with new development
LUP 2: Encourage strategic economic development
• 2.1: Encourage economic development in designated areas
• 2.5: Partner to determine specific uses that could be supported through adaptive reuse and redevelopment opportunities.
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
• 4.1: Ensure new development meets basic site design standards
LUP 5: Improve gateways
• 5.1: Continue to require perimeter landscaping and planting islands in significant renovations and redevelopment along commercial corridors.
Conclusion:
The proposed rezoning would allow for the redevelopment of a vacant site leading to increased compliance with the current development standards and an improvement in one of Fayetteville’s major thoroughfares. The redevelopment will be required to meet the standards of the Unified Development Ordinance. The standards of the UDO should address potential concerns regarding the development’s impact on the surrounding area.
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 LC 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 recommend APPROVAL of the map amendment to LC 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 Commercial Strip Redevelopment.
• 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