TO: Mayor and Members of City Council
THRU: Jodi Phelps, Assistant City Manager
Gerald Newton, Development Services Director
FROM: Jennifer C. Baptiste, Development Ombudsman/Special Project
DATE: May 26, 2026
RE:Title
P26-16. Rezoning of seven parcels currently zoned as Downtown 2 (DT-2) (REID numbers 0437249598000, 0437342994000, 0437344946000, 043735419000, 0437345972000, 0437345969000, and 0437355055000), addressed as 227 Fountain Head Lane/150 Robeson Street, 615 Franklin Street, 625 Hay Street, 0 Hay Street, 116 Robeson Street, 0 N/A Drive, and 621 Hay Street; five parcels zoned Community Commercial (CC) (REID numbers 0531814927000, 0531811468000, 051716373000, 0531717651000, and 0531718967000), addressed as 6387 Ramsey Street, 0 Drive, 6369 Rosser Drive, 6387 Rosser Drive, and 0 Driver; two parcels zoned Office and Institutional (REID numbers 0416966493000 and 0416879025000), addressed as 1638 Owen Drive and 3416 Melrose Road; two zoned Limited Commercial (LC) (REID numbers 0426061055000 and 0407980597000), addressed as 3360 Village Drive and 1930 Skibo Road; and one parcel zoned as Downtown 1 (DT-1) (REID number 0437440908000) addressed as101 Robeson Road to a Medical Arts Campus District (MAC) and removing properties from the Hospital Overlay District, totaling over 50 acres ± and being the properties of the Cumberland County Hospital System, Inc, represented by Macklyn Sellers.
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COUNCIL DISTRICT(S):
Council District(s)
1 - Stephon Ferguson
2 - Malik Davis
5 - Lynne Greene
9 - Deno Hondros
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.
Objective 2.2 - To sustain a favorable development climate to encourage business growth.
Executive Summary:
The subject properties are currently owned by Cumberland County Hospital System, Inc.
The applicant is requesting to rezone over fifty (50) acres located in four (4) City Council districts to a new zoning district - the Medical Arts Campus Zoning District.
The Hospital System has four campuses that are the subject of this request:
1) The Main Campus on Owen Drive consists of three (3) parcels, 1638 Owen Drive (REID # 0416966493000) and zoned Office and Institutional (O&I), 3416 Melrose Road (REID 0416879025000) zoned as Office and Institutional (O&I) and 3360 Village Drive. REID # 042606105500) zoned as Limited Commercial (LC).
2) Downtown Campus on Robeson that consists of eight (8) parcels, 227 Fountain Head Lane/150 Robeson Street (REID # 0437249598000), 615 Franklin Street (REID # 0437342994000), 625 Hay Street (REID # 0437344946000), 0 Drive (REID # 0437345969000), 621 Hay Street (REID # 0437355055000), and 0 Hay Street (REID # 04373541900) all of which are zoned as zoned as Downtown - 2 (DT-2). The last parcel is addressed as 101 Robeson Street (REID # 0437440908000) zoned as Downtown - 1 (DT - 1).
3) Skibo Healthplex located at 1930 Skibo Road (REID # 0407980597000), zoned as Limited Commercial (LC).
4) Ramsey Street/Andrews Road Campus consists of five (5) parcels, 6387 Ramsey Street (REID # 0531814927000), 0 Drive (REID # 0531811468000), 6239 Rosser Drive (REID # 0531716373000), 6387 Rosser Drive (REID # 0531717651000), and 0 Drive (REID # 0531718967000 all of which are zoned as Community Commercial (CC).
The subject properties have direct access onto major or minor thoroughfares that can be utilized to handle traffic flow.
The properties are also served by public water and sewer and have not been the subject of a rezoning application within the past five years. This request is not associated with an annexation.
On April 14, 2026, the Zoning Commission voted unanimously that City Council approve this rezoning.
Background:
Owner: Cumberland County Hospital System, Inc.
Applicants: Macklyn Sellers
Requested Action: Various zoning districts to Medical Arts Campus (MAC)
REID #: 0437249598000, 0437342994000, 0437344946000, 043735419000, 0437345972000, 0437345969000, 0437355055000, 0531814927000, 0531811468000, 051716373000, 0531717651000, 0531718967000, 0416966493000, 0416879025000, 0426061055000 and 0407980597000.
Status of Property: Most properties are developed and used in hospital related activities.
Size: Totaling over 50 acres ±
Surrounding Land Use & Zoning:
Main Campus on Owen Drive
• North: Limited Commercial (LC) - Medical Offices
Office Institutional (OI) - Medical Offices
• South: Limited Commercial (LC) - Shopping Center
Single-Family Residential - 10 (SF-10) - Single - Family Homes
Office Institutional (OI) - Offices
• West: Single-Family Residential - 10 (SF-10) - Single - Family Homes
East: Community Commercial (CC) - Commercial Office Building
Office Institutional (OI) - Commercial Office Building
Downtown Campus on Robeson
• North: Downtown 1 (DT-1) - Museum
Downtown 2 (DT-2) - Office and Vacant
• South: Downtown 1 (DT-1) - Government Transit
Downtown 2 (DT-2) - Commercial
• West: Mixed Residential 5 (MR - 5) - Multi-family Residential
• East: Downtown 1 (DT-1) - Government Public Services
Skibo Healthplex
• North: Community Commercial (CC) - Mini Shopping Center
Heavy Industrial (HI) - Automotive Repair
• South: Limited Commercial (LC) - Mini Shopping Center
Community Commercial (CC) - Mini Shopping Center
• West: Single-Family Residential - 10 (SF-10) - Single - Family Homes
• East: Community Commercial (CC) - Commercial Office Building
Heavy Industrial (HI) - Mini Self - Storage Facility
Ramsey Street/Andrews Road Complex
• North: Community Commercial (CC) - Mini Shopping Center
• South: Cumberland County Zoning - Vacant
• West: Cumberland County Zoning - Vacant
• East: Community Commercial (CC) - Restaurant with Drive-through
Letters Mailed: 1,212
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 of Fayetteville-and those within its Municipal Influence Area (MIA)-are guided by the land use policies and long-range development vision outlined in the Plan.
Main Campus on Owen Drive
The subject property is designated as Office/Institutional (O/I) is designated as “medium intensity nonresidential uses, light industrial, office, flexspaces, warehousing, large schools/institutions. Businesses or buildings grouped, sometimes in business parks.
Downtown Campus on Robeson
The subject properties are designated as Downtown (DTMXU) is designated as intense commercial, retail, service with buildings having five (5) stories especially in the core including dense residential uses, stacked vertically and urban neighborhoods on edges.
Skibo Healthplex
The subject property is designated as Regional Center are identified as commercial centers with regional draw greater than 400,000 square feet nonresidential leasable space, some five (5) story buildings, hotels, institutional uses possible or clusters of lower density, large-scale commercial uses.
Ramsey Street/Andrews Road Complex
The subject property is designated as Community Center (CC). The Community Center (CC) designation is defined as development with “150,000 - 4000,000 square feet nonresidential leasable space. Vertically mixed uses with 3 - 5 stories. Ground floors are mainly nonresidential, upper floors office (or maybe residential). High density residential and multi-family inter-mixed. Single family on edges.”
Issues/Analysis:
History:
Some of these sites have been owned and operated by the Cumberland County Healthcare System since the 1960s. Recently, staff has noticed that the facilities, particularly the Main Campus, has had to file several applications in order to operate and expand its use development.
As a result staff and representatives from the Hospital System has worked together to develop a Text Amendment that allows greater flexibility in design and allow additional uses. The Text Amendment has been approved by the Planning Commission and is proceeding with the City Council. Both the Text Amendment and the Map Amendment will go to the City Council at the same time.
In addition to adequately take advantage of the amenities of the Zoning District, the applicant is also requesting to be removed from the current Hospital Overlay District.
Surrounding Area:
The subject properties are located in four (4) City Council districts in the City.
Main Campus on Owen Drive
• North: Limited Commercial (LC) - Medical Offices
Office Institutional (OI) - Medical Offices
• South: Limited Commercial (LC) - Shopping Center
Single-Family Residential - 10 (SF-10) - Single - Family Homes
Office Institutional (OI) - Offices
• West: Single-Family Residential - 10 (SF-10) - Single - Family Homes
• East: Community Commercial (CC) - Commercial Office Building
Office Institutional (OI) - Commercial Office Building
Downtown Campus on Robeson
• North: Downtown 1 (DT-1) - Museum
Downtown 2 (DT-2) - Office and Vacant
• South: Downtown 1 (DT-1) - Government Transit
Downtown 2 (DT-2) - Commercial
West: Mixed Residential 5 (MR - 5) - Multi-family Residential
• East: Downtown 1 (DT-1) - Government Public Services
Skibo Healthplex
• North: Community Commercial (CC) - Mini Shopping Center
Heavy Industrial (HI) - Automotive Repair
• South: Limited Commercial (LC) - Mini Shopping Center
Community Commercial (CC) - Mini Shopping Center
• West: Single-Family Residential - 10 (SF-10) - Single - Family Homes
• East: Community Commercial (CC) - Commercial Office Building
Heavy Industrial (HI) - Mini Self - Storage Facility
Ramsey Street/Andrews Road Complex
• North: Community Commercial (CC) - Mini Shopping Center
• South: Cumberland County Zoning - Vacant
• West: Cumberland County Zoning - Vacant
• East: Community Commercial (CC) - Restaurant with Drive-through
Map Amendment (Rezoning):
Section 30- 2. C. 1 of Fayetteville’s Unified Development Ordinance outlines the process for amending the Official Zoning Map through a rezoning (map amendment). The City Council holds the authority to approve such amendments, which may be initiated by city boards, officials, or eligible applicants. Down-zoning initiated by third parties is prohibited without the written consent of affected property owners, in accordance with state law. Rezoning applications accompanied by applicant-proposed conditions are treated as Conditional Rezonings and follow a separate review process. The standard review process includes staff analysis, potential input from the Historic Resources Commission, a public hearing, recommendation by the Zoning Commission, and final consideration by the City Council. The Zoning Commission and the City Council must adopt a consistent statement confirming whether the proposed amendment aligns with city-adopted plans and a reasonableness statement justifying the decision based on compatibility, community needs, and environmental impact. Once approved, rezoning actions do not expire but are subject to future amendments.
Straight Zoning:
The request is for a straight zoning from various zoning districts to the Medical Arts Campus (MAC) district.
The purpose of the MAC zoning district is to “establish and intended to accommodate medical treatment, medical education, and associated accessory uses”.
The reclassification of land to a straight zoning district allows all of the uses that are shown on the attached Use Table taken from the UDO. The City Council may not consider conditions or restrictions on the range of allowable uses, use standards, development intensities, development standards, and other regulations that are applicable.
Land Use Plan Analysis:
The subject property is designated as Office/Institutional (O/I), Downtown (DTMXU), Regional Center (RC), and Community Center (CC) on the City’s 2040 Future Land Use Map, adopted in May 2020. Development of these properties with a use allowed in the Medical Arts Campus zoning district is consistent with the intent and guiding policies of the Future Land Use Plan.
The rezoning to MAC matches the general intent of the Future Land Use Plan and the Unified Development Ordinance. This fulfills key strategies outlined in the Plan’s Strategic, Compatible Growth policies (LU-1 and LU-5), which encourage growth in areas served by infrastructure, support reinvestment in established neighborhoods, and improve gateways.
Consistency and Reasonableness Statements:
The proposed rezoning from the various zoning districts to Medical Arts Campus (MAC) is consistent with the City of Fayetteville’s 2040 Future Land Use Plan, which designates the area for Office/Institutional (O/I), Downtown (DTMXU), Regional Center (RC), and Community Center (CC) development. The request aligns with the Plan’s goals to support nonresidential development.
Budget Impact:
The proposed rezoning is expected to promote commercial development within the area, with minimal new infrastructure or service demands while taking unused properties and encouraging economic development as well as potentially increasing property tax revenue.
Options:
1. Approval as Presented (Recommended Action): Based on the evidence presented, City Council move to approve the rezoning request and removal from the Hospital Overlay District.
2. Denial of the Application: City Council moves to deny the proposed rezoning. Based on the evidence and testimony provided during the legislative hearing, the Commission finds that the requested zoning is inconsistent with the Future Land Use Plan and does not adequately address the area's compatibility or long-term planning objectives.
Recommended Action::Recommended Action
The Professional Planning Staff and the Zoning Commission recommends City Council approve the proposed map amendment rezonings as consistent with the Future Land Use Plan.
Based on the following findings:
• Policy Consistency: The proposed rezoning is consistent with the City’s adopted 2040 Future Land Use Plan (FLUP), which designates the area for Office/Institutional (O/I), Downtown (DTMXU), Regional Center (RC), and Community Center (CC). The rezoning advances Strategic, Compatible Growth goals identified in policies LU-1 and LU-5.
• Contextual Appropriateness: The proposed MAC zoning enhances the adjacent areas and supports the shift from a medical center to a multi-use institution.
• Public Interest: The request does not currently involve any new construction or site modifications and will not increase demands on public infrastructure or services and will not adversely impact public health, safety, or general welfare.
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Attachments:
1. Plan Application
2. Aerial Notification Map - Main Campus on Owen Drive
3. Aerial Notification Map - Downtown Campus on Robeson
4. Aerial Notification Map - Skibo Healthplex
5. Aerial Notification Map - Ramsey Street/Andrews Road Campus
6. Zoning Map - Main Campus on Owen Drive
7. Zoning Map - Downtown Campus on Robeson
8. Zoning Map - Skibo Healthplex
9. Zoning Map - Ramsey Street/Andrews Road Campus
10. Land Use Map - Main Campus on Owen Drive
11. Land Use Map - Downtown Campus on Robeson
12. Land Use Map - Skibo Healthplex
13. Land Use Map - Ramsey Street/Andrews Road Campus
14. Subject Properties
15. Surrounding Property Photos
16. Signed Consistency and Reasonableness Statement