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 Division Manager
Heather Eckhardt, CZO - Planner II
DATE: May 22, 2023
RE:
Title
P23-18. Creation of an Airport Entrance Corridor Overlay (AECO) zoning district located at 101 - 231 Airport Road on approximately 130+/- acres belonging to Cedar Creek Crossing West LLC, Kinlaw Rentals LLC, Asemota, Osaze Love-Efosa & Lily Efosa Igunbor, Draughon Holdings LLC, McDonald, Vadis, Smith, Izzie H. Heirs & Vadis S. McDonald, Hertz Corporation, Eaton Corp C/O Ducharme, McMillen & Assoc, Spivey, Phyllis Council, Vance Johnson Plumbing Inc, Pittman, W R & Linda, Warren, Mark A & Kim D, Fullblock LLC, Winstead Rentals Limited Partnership, Infinity Nine at Fay LLC, WFN Investment Group LLC, State of North Carolina, City of Fayetteville.
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Shakeyla Ingram
b
Relationship To Strategic Plan:
Strategic Operating Plan FY 2022
Goals 2027
Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
This request will align with Cumberland County’s Airport Entrance Corridor Overlay which regulates the placement of mobile/manufactured homes along Airport Road. There are a limited number of parcels along Airport Road that are within the city limits of Fayetteville. The current zoning of those parcels does not currently allow for the placement of mobile/manufactured homes. Therefore, the overlay will not change the character of the parcels located within the city limits of Fayetteville.
This item was heard by the Zoning Commission on May 9th. The Zoning Commission voted unanimously to recommend approval of the creation of the Airport Entrance Corridor Overlay.
Background:
Applicant: City of Fayetteville
Owner: Various
Requested Action: Airport Entrance Corridor Overlay
REID #: Multiple
Council District: 2 - Shakeyla Ingram
Status of Property: Various
Size: 130 acres +/-
Adjoining Land Use & Zoning:
• North: R10, M(P) CU, LI, and HI - Commercial
• South: R6A, M2, M(P), C3 - Commercial and Industrial
• East: M(A) - Airport
• West: C(P) and M(P) - Commercial
Annual Average Daily Traffic: Airport Road: 10,000 (2021)
Letters Mailed: 129
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 and the city’s Municipal Influence Area should be developed as an Industrial/Employment Center except for 101 Airport Road which is intended to be Highway Commercial. Highway Commercial is intended for high-intensity nonresidential uses often located near major intersections and highway interchanges. Industrial/Employment Centers are intended for high-intensity nonresidential uses with high impact or likelihood of nuisance including larger industrial uses or business parks.
Issues/Analysis:
History:
The Fayetteville Regional Airport was constructed at its current location in 1949. By the late 1960s, there was still limited development around Fayetteville Regional Airport however, there were a few residential houses located along Airport Road as well as AAA Mobile Home Park on Dunebuggy Lane. Over time this area has grown to include an additional mobile home park as well as numerous commercial and industrial sites along Airport Road.
Surrounding Area:
The surrounding area is largely commercial in nature with a variety of City and County zoning designations ranging from lower-intensity commercial zoning districts to industrial zoning districts. Uses vary from manufactured home parts supply store to Eaton Corporation which manufactures electrical components.
There are small residential areas interspersed throughout the area but many were developed in the late 1980s and early 1990s before the commercial and industrial developments began in the early 2000s. There are two mobile home parks within the overlay, AAA Mobile Home Park and Smith Mobile Home Park, and a large subdivision, Tanglewood Estates, is located just outside of the proposed overlay.
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. Additionally, land may be located within a number of overlay zoning districts. These overlay districts add supplementary development standards to address area-specific conditions and needs while maintaining the base zoning district.
The City of Fayetteville has submitted this application to work in conjunction with Cumberland County in updating the Airport Overlay District. This district encompasses properties in the City and County which are located around the Fayetteville Regional Airport. Cumberland County has proposed an amendment to the existing ordinance that would prohibit the establishment of mobile/manufactured homes within the newly created Airport Entrance Corridor Overlay along Airport Road. Any existing mobile/manufactured homes may remain. However, once a mobile/manufactured home is removed it may not be replaced.
The proposed overlay would affect a total of 23 parcels located along Airport Road. These properties range from existing mobile home parks to commercial businesses. Any existing mobile home parks will remain as is and any commercial or industrial entities will be unaffected.
Land Use Plan Analysis:
According to the Future Land Use Map & Plan, this general area is recommended to be developed as Highway Commercial and Employment Center. The requested rezoning/overlay is in keeping with the Future Land Use Map & Plan.
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.
Conclusion:
This request will help align the City of Fayetteville’s Airport Overlay District ordinance with Cumberland County’s Airport Overlay District ordinance. This will provide continuity in enforcement along Airport Road. Additionally, the City of Fayetteville Unified Development Ordinance restricts the placement of mobile/manufactured homes to existing mobile home parks and parcels within mobile home overlay districts. None of the parcels within the city limits of Fayetteville along Airport Road meet these standards. Therefore, the prohibition of mobile/manufactured homes along Airport Road will not result in any changes for parcels located in the City of Fayetteville along Airport Road.
Budget Impact:
None
Options:
1. Recommends approval of the map amendment 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. 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 recommend that the Zoning Commission move to recommend APPROVAL of the map amendment 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 Future Land Use Plan calls for the subject properties to be developed as Highway Commercial and Employment Center.
• 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. Slide Show