TO: Mayor and Members of City Council
THRU: Zoning Commission
FROM: Heather Eckhardt, CZO - Planner II
DATE: April 9, 2024
RE:
Title
P24-19. Rezoning from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5) located at 0 Preston Ave & Pelt Dr (REID 0428469409000 & 0428550724000) totaling 19.65 acres ± and being the property of Wood Valley NC LLC & CDM II LLC.
end
COUNCIL DISTRICT(S):
Council District(s)
4 - D.J. Haire
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 two vacant parcels from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
Background:
Owner: Wood Valley NC LLC & CDM II LLC
Applicant: Cresfund Investments, LLC
Requested Action: SF-6 to MR-5
REID #: 0428469409000 & 0428550724000
Council District: 4 - D.J. Haire
Status of Property: Vacant
Size: 19.65 acres
Adjoining Land Use & Zoning:
• North: SF-6 - Single family houses and vacant land
• South: SF-10 - Vacant land
• East: SF-6 - Single family house and nursing home
• West: MR-5 - Apartment and single family houses
Annual Average Daily Traffic: Pamalee Drive: 30,000
Letters Mailed: 103
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 High Density Residential. High-Density Residential is intended for townhomes and apartments in 3-5 story buildings with some very small single-family lots possible.
Issues/Analysis:
History:
The subject properties were annexed into the city limits of Fayetteville in 1966 and have never been developed.
Surrounding Area:
The subject property is surrounded by a variety of zoning districts and uses. The areas to the north and east are zoned SF-6 and are primarily residential in nature with a nursing home at the corner of Commonwealth Drive and Pamalee Drive and another on Pelt Drive. The area to the south is SF-10 and undeveloped. The area to the west is currently zoned MR-5 and has been developed into multi-family dwellings.
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 two parcels from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
The Mixed Residential 5 (MR-5) district is established and intended to meet the diverse housing needs of City residents by accommodating a wide variety of residential housing types and arrangements at moderate to high densities, including single-family detached dwellings, two- to four-family dwellings, multi-family dwellings, and other residential development that may include single-family attached dwellings, and zero lot line development.
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 High Density Residential. High Density Residential is intended for townhomes and apartments in 3-5 story buildings with some very small single family lots possible.
According to the 2040 Future Land Use Plan, this proposed development falls within Goal # 1: Focus value and investments around infrastructure and strategic nodes, and Goal # 4: Foster safe, stable and attractive neighborhoods.
Under the plan’s Land Use Policies and Strategies 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 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.
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:
The proposed rezoning is in keeping with the Future Land Use Plan and would allow for a range of residential uses such as multi-family dwellings. Residential development, especially high-density residential development, is needed to address the shortage of housing stock in Fayetteville. Additionally, the development of the site as multi-family housing would be an expansion of the existing multi-family development to the west.
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. Recommends approval of the map amendment to MR-5 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. Recommends 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. 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 recommends that the Zoning Commission move to recommend APPROVAL of the map amendment to MR-5 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 High-Density Residential.
• 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