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 and Zoning Division Manager
Demetrios Moutos - Planner I
DATE: June 24, 2024
RE:
Title
TA24-10. Proposed amendments to the Hospital Area Overlay and Plan
end
COUNCIL DISTRICT(S):
Council District(s)
5 - Greene
b
Relationship To Strategic Plan:
The proposed amendments to the Hospital Area Overlay (HAO) District align with several key goals outlined in the City’s Strategic Operating Plan FY 2022 - Goals 2027:
• Goal II: Responsive City Government Supporting a Diverse and Viable Economy
o Objective 2.4: Sustain a Favorable Development Climate
§ By streamlining the development process and fostering expansion of the Cape Fear Valley Medical Center, these amendments aim to encourage business growth in a designated area critical to the City’s economy.
• Goal III: City Investment in Today and Tomorrow
o Objective 3.2: Manage the City’s Future Growth and Strategic Land Use
§ These proposals promote a more adaptable and resilience-oriented strategy for the HAO District, ensuring land use planning supports both the medical center’s expansion and the surrounding community’s well-being.
Executive Summary:
This report proposes amendments to the Unified Development Ordinance (UDO) Hospital Area Overlay (HAO) District. The amendment aims to:
• Streamline the development process for projects within the HAO District.
• Support the expansion of the Cape Fear Valley Medical Center and its associated medical uses.
• Implement a more adaptable and resilient approach to future development in the area.
These changes were presented at a Public Hearing on April 16th, 2024, where the Planning Commission unanimously recommended approval of the proposed text amendments.
Background:
Responsive Growth for the Hospital Area:
The City of Fayetteville prioritizes responsible urban development that protects residents’ well-being and maintains strong neighborhoods. This report examines proposed amendments to the UDO for the HAO District.
Streamlining Growth for Cape Fear Valley Medical Center:
These amendments aim to:
• Simplify the development process within the HAO district, facilitating efficient expansion for Cape Fear Valley Medical Center and associated medical uses.
• Enhance adaptability and resilience for future development, ensuring the area can respond to evolving healthcare needs.
• Balance growth with community well-being through compatible land use planning that supports both the medical center’s expansion and the surrounding neighborhoods.
The Role of the Hospital Area Overlay (HAO) District:
The HAO District safeguards the health, safety, and well-being of residents near Cape Fear Valley Medical Center. It achieves this by:
• Minimizing conflicts between residential and commercial land uses.
• Promoting high-quality, compatible development. Specific requirements ensure:
o Protection of neighboring communities from unsuitable development.
o Support for dense development with adequate parking, green spaces, and buffers.
o Creation of aesthetically pleasing, pedestrian-friendly areas that encourage walking over car dependence.
o Reduced traffic impact through land use restrictions and measures like access control, traffic calming, and intersection improvements.
Issues/Analysis:
Review and Approval Process
Before reaching the City Council, proposed amendments to the UDO undergo a thorough review process. The City’s Planning Commission plays a crucial role by:
• Reviewing the amendments to ensure they align with City policies and State Statutes.
• Considering modification to improve the amendments.
• Recommending approval to the City Council.
Legal Framework:
North Carolina General Statutes Section 160D-301 authorizes local governments to establish planning boards with the authority to:
• Develop and recommend policies and regulations related to land use and development.
• Ensure coordinated and efficient implementation of these plans.
Recommended text amendments:
These recommendations revise two key sections of the UDO that govern the Hospital Area Overlay (HAO) District.
a) Revise 30-3.H.2.a (Purpose)
i. Current: The purpose of this district is to protect the public health, safety, and welfare of residents in the vicinity of the Cape Fear Valley Hospital by lessening conflicts between residential and non-residential land uses and by promoting compatible quality development. Specifically, the requirements of the overlay are intended to:
1. Protect surrounding neighborhoods from being adversely affected by inappropriate or poor quality development;
2. Allow for compact development, while providing adequate room for parking, landscaping, and buffering;
3. Create more attractive, pedestrian-friendly developments, less dominated by the automobile; and
4. Minimize traffic impacts through limitations on certain land uses, access management, traffic calming, street improvements, intersection improvements, and other means.
Revised: The purpose of this district is to uphold the public health, safety, and welfare of the community in the vicinity of the Cape Fear Valley Hospital. It aims to foster harmony between residential and non-residential land uses, advocating for development that is not only compatible and of high quality, but also specifically designed to support the expansion of the Cape Fear Valley Hospital and associated land uses. This approach is strategically geared to enhance the prosperity and well-being of the surrounding community. Specifically, the requirements of the overlay are intended to:
1. Protect surrounding neighborhoods from being adversely affected by inappropriate or poor quality development;
2. Allow for compact development, while providing adequate room for parking, landscaping, and buffering;
3. Create more attractive, pedestrian-friendly developments, less dominated by the automobile; and
4. Minimize traffic impacts through limitation on certain land uses, access management, traffic calming, street improvements, intersection improvements, and other means.
b) Revise 30-3.H.2.d.1.c (Certain Streets Reserved for Offices and Single-Family Dwellings Only)
i. Current: Village Drive, from Conover Drive west to Roxie Avenue
Revised: The south side of Village Drive, from Conover Drive westward to Roxie Avenue.
Aligning with the City’s Vision: How These Amendments Support the Comprehensive Plan:
The proposed amendments to the Hospital Area Overlay (HAO) District regulations are designed to work in harmony with the City of Fayetteville’s Comprehensive Plan. This ensures responsible urban development that benefits both the Cape Fear Valley Medical Center and the surrounding community.
Supporting Key Goals:
The amendments directly address several key goals outlined in the Comprehensive Plan:
• Economic Growth (Goal #2): By streamlining the development process around the hospital (LUP 1), the amendments encourage investment and job creation in this critical area.
• Vibrant Communities (Goal #4): The amendments promote the creation of attractive, pedestrian-friendly mixed-use area (LUP 4) that enhance the overall quality of life near the hospital.
• Leveraging Strategic Assets (Goal #6): The amendments recognize the hospital’s importance and support its expansion plans, ultimately benefiting the entire city (LUP 13).
Aligning with Land Use Policies:
A detailed Consistency Statement demonstrates how the amendment aligns with specific land use policies and strategies within the Comprehensive Plan:
• Focus on Existing Infrastructure (LUP 1): Denser development near the hospital (supported by the amendments) allows for efficient use of existing roads, utilities, and services.
• Sustainable Development (LUP 6 & LUP 13): The amendments encourage well-designed neighborhoods with green spaces and pedestrian connections, contributing to a more sustainable urban environment.
• Revitalization and Investment (LUP 2 & LUP 3): By streamlining development, the amendments encourage investment in the hospital area, potentially leading to the revitalization of underused commercial areas.
This close alignment with the City’s long-term vision ensures the proposed amendments promote balanced, sustainable, and economically thriving development around the Cape Fear Valley Medical Center.
Budget Impact:
None
Options:
1) The City Council moves to approve all of the proposed text amendments. (Recommended);
2) The City Council moves to approve some of the proposed text amendments;
3) The City Council moves to remand some or all of the proposed text amendments back to Staff for further consideration and specific changes, and;
4) The City Council moves to deny of any or all proposed text amendments.
Recommended Action:
The Planning Commission and Professional Planning Staff strongly recommends approval of all proposed text amendments.
Attachments:
1. 30-3.H.2. Hospital Area Overlay (HAO) District
2. Hospital Area Plan and Overlay Ordinance
3. TA24-10 Consistency Statement
4. TA24-010a Ordinance
5. TA24-010b Ordinance
6. City Council PowerPoint