TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Will Deaton, MPA, AICP, CFM, CZO - Planning & Zoning Manager
Demetrios Moutos - Planner I
DATE: April 28, 2025
RE:
Title
P25-06: A request to rezone 2006 Hope Mills Road (0416122720000), owned by Isauro Ramirez and represented by Zelidee Hernandez, from Single Family Residential 10 (SF-10) to Neighborhood Commercial (NC).
end
COUNCIL DISTRICT(S):
Council District(s)
District 5 - Lynne Greene
b
Relationship To Strategic Plan:
Goal 2: Responsive City Government Supporting a Diverse and Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
Goal 3: City Invested in Today and Tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use.
Executive Summary:
Council is asked to receive the recommendation from the Zoning Commission and approve the rezoning request as part of the consent agenda.
This proposal seeks to rezone a 0.28-acre property located at 2006 Hope Mills Road, Fayetteville, NC, from its current residential zoning designation to Neighborhood Commercial (NC). The site, which currently contains a residential structure, is proposed to be repurposed into a commercial hair salon on the ground floor, while the upper-level bedrooms will be converted into office space. The request aligns with the property’s access to public water and sewer services and seeks to repurpose the existing structure with minimal redevelopment.
The Zoning Commission held a public hearing for this request on March 11, 2025. Mr. Moutos presented the rezoning request, noting that while the property is surrounded by single-family homes, the Future Land Use Plan designates the area as Office Institutional (OI), and commercial businesses are located to the north, south, and directly across the street. The applicant plans to convert the structure’s ground floor into a hair salon and upstairs bedrooms into office space.
Zelidee Hernandez, speaking on behalf of the property owner, supported the rezoning, noting the project’s potential to raise the property’s tax value and its compatibility with the surrounding development. She also mentioned the removal of fencing to allow for rear parking, with no changes planned for the existing driveway access.
Following the public hearing, Kevin Hight motioned to approve the rezoning based on consistency with the Future Land Use Plan, seconded by Stephen McCorquodale. The motion passed unanimously (4-0).
Background:
Owner: Isauro F. Ramirez and Migdal Grusila Perez Sanchez
Applicant: Isauro Ramirez
Requested Action: SF-10 to NC
REID #: 0416122720000
Status of Property: Single-Family home with 3 bedrooms and 1.5 bathrooms, encompassing approximately 1,572 square feet.
Size: 0.28-acres ±
Adjoining Land Use & Zoning:
North - SF-10, Single Family House
South - OI (Office/Institutional), Single Family Structure listed as Ramirez Renovations
East - OI, Single Family Structures with various commercial listings
West - SF-10, Lafayette Village Single Family Subdivision
Letters Mailed: 178
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 those identified within the Municipal Influence Area (MIA), are subject to its guidelines. According to the plan, this portion of the city is designated for Office/Institutional development.
Areas designated for Office/Institutional use are intended to accommodate medium-intensity nonresidential activities, including light industrial operations, offices, flex spaces, warehousing, and large schools or institutions. Businesses and building may be clustered together, occasionally forming business parks, while the area is also expected to support essential utilities and city services to facilitate its intended function.
Issues/Analysis:
History:
The property at 2006 Hope Mills Road in Fayetteville, North Carolina, is part of Lafayette Village, Section XII, a subdivision recorded in Plat Book 26, Page 2 of the Cumberland County Registry. Originally designated as Lot 1, Block “G”, the property was developed for residential use as part of a planned neighborhood.
In recent years, the property changed ownership. 3 Kids Properties Group, LLC, a North Carolina-based limited liability company, previously held the title before selling it to Isauro F. Ramirez and Migdal Grusila Perez Sanchez on December 12, 2024. The sale was documented in a General Warranty Deed, recorded in Book 12131, Page 0429 at the Cumberland County Register of Deeds on December 17, 2024. The transaction included $300.00 in revenue stamps, suggesting a purchase price of approximately $150,000 based on North Carolina’s excise tax rate of $1 per $500.
The legal description of the property confirms its continued association with Lafayette Village. However, a portion of the land had previously been conveyed to the North Carolina Department of Transportation (NCDOT), recorded in Book 5334, Page 855. The title remains subject to zoning ordinances, restrictive covenants, and ad valorem taxes.
Originally a single-family residential property, the site is now the subject of this rezoning request to transform it into a Neighborhood Commercial (NC) district. The proposed development would repurpose the existing structure, converting the ground floor into a hair salon while the upper-level bedrooms would serve as office space. This shift reflects broader development trends in the area, where properties along Hope Mills Road are transitioning from residential to mixed-use and commercial functions.
Surrounding Area:
The property is situated in a transitional area with a mix of residential and commercial uses. To the north, the surrounding properties are zoned SF-10 (Single-Family Residential 10), consisting of detached single-family homes. To the south, the zoning shifts to OI (Office/Institutional), with a single-family structure currently listed as Ramirez Renovations, indicating a blend of residential and small-scale commercial uses.
To the east, the area continues with OI zoning, featuring single-family structures interspersed with various commercial establishments, suggesting a gradual conversion from residential to office and service-oriented businesses along Hope Mills Road. To the west, the neighborhood remains SF-10, part of the Lafayette Village single-family subdivision, maintaining its traditional residential character.
Overall, the surrounding area exhibits a pattern of incremental commercial development along Hope Mills Road, while the adjacent residential neighborhoods remain largely intact. The proposed rezoning aligns with this trend, contributing to the area’s gradual shift toward mixed-use and small-scale commercial activities.
Rezoning Request:
Land within the City is primarily categorized into various base zoning districts as defined by the Unified Development Ordinance (UDO). When necessary, properties may be reclassified to a comparable zoning district in accordance with Section 30-2.C, ensuring consistency with established zoning regulations and planning objectives.
Straight Zoning:
The request is for a rezoning from Single-Family Residential 10 (SF-10) to Neighborhood Commercial (NC).
The Neighborhood Commercial District is designed to support small-scale, low-intensity retail and service establishments that cater primarily to the immediate surrounding neighborhood. Typical uses include personal services, small restaurants, and limited retail, all intended to enhance neighborhood convenience without generating significant external traffic.
To maintain compatibility with residential areas, developments within the NC District should be appropriately scaled, avoiding large commercial operations that disrupt the neighborhood character. New retail establishments exceeding 2,500 square feet require a Special Use Permit (see Section 30-2.C.7). Additionally, residential uses are encouraged on upper floors, fostering a mixed-use environment that supports walkability and community integration.
All development within this district must adhere to design and compatibility standards outlined in Article 30-5: Development Standards, ensuring a cohesive neighborhood aesthetic and minimal impact on adjacent properties.
Land Use Plan Analysis:
The subject property is in a transitional corridor where residential and commercial uses blend. The 2040 Comprehensive Plan designates this area for Office/Institutional development, but the proposed Neighborhood Commercial (NC) zoning aligns with the broader trend of repurposing residential structures for small-scale businesses. With OI-zoned properties to the east and south already housing commercial uses, the rezoning would support low-intensity retail and services that complement the evolving character of Hope Mills Road while maintaining compatibility with adjacent single-family homes to the north and west.
The proposed use - a hair salon with upstairs office space - is a low-impact commercial adaptation that fits within the neighborhood-serving intent of NC zoning. The site has public utilities and will repurpose an existing structure, minimizing infrastructure demands and environmental impact. Given the area’s gradual shift toward mixed-residential and commercial uses, the rezoning is a logical step in supporting small-scale economic activity without disrupting the surrounding neighborhood.
Consistency and Reasonableness Statements:
The Future Land Use Plan establishes clear goals, policies, and strategies to guide development. This application aligns with the City’s strategic, compatible growth objectives and is consistent with the goals outlined in the Land Use Plan, as detailed in the attached Consistency and Reasonableness form.
Conclusion:
The proposed rezoning of 2006 Hope Mills Road to Neighborhood Commercial (NC) aligns with the area’s evolving land use pattern, supporting small-scale commercial development that complements existing office and service uses nearby. By repurposing an existing residential structure, the project minimizes infrastructure demands, preserves neighborhood character, and provides locally focused services without introducing high-intensity commercial activity. Given the surrounding mix of residential and commercial properties, as well as the City’s emphasis on strategic, compatible growth, this rezoning represents a logical, low-impact transition that enhances economic opportunities while maintaining community stability.
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. The City Council approves the map amendment to NC 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. The City Council approves the map amendment to a more restrictive zoning district based on the evidence submitted and finds that it would be consistent with the Future Land Use Plan and an amended consistency statement.
3. The City Council 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 Zoning Commission and the Professional Planning Staff recommends that the City Council move to APPROVE the map amendment to NC based on the following:
• The proposed zoning map amendment aligns with the policies and objectives outlined in the Future Land Use Plan (FLUP) and is consistent with the Unified Development Ordinance (UDO), ensuring that future development adheres to the City's long-term planning and zoning framework.
• The permitted uses and development standards under the proposed zoning classification are appropriate for the area, given the existing zoning and surrounding land uses. The rezoning aligns with the established development pattern, ensuring compatibility with adjacent properties while supporting context-sensitive commercial growth.
• There are no significant factors associated with this rezoning that would adversely impact public health, safety, morals, or general welfare.
Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Map
5. Subject Property
6. Surrounding Properties
7. Signed Consistency and Reasonableness Statement
8. City Council Presentation
9. Zoning Commission Meeting Minutes