TO: Mayor and Members of City Council
THRU: Zoning Commission
FROM: Will Deaton, MPA, AICP, CFM, CZO - Planning & Zoning Manager
Heather Eckhardt, CZO - Planner II
DATE: February 11, 2025
RE: P25-04. A request to rezone 1321 Camden Road (REID 0436163842000), owned by ANR Investment LLC, from Single-Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
COUNCIL DISTRICT(S):
2 - Malik Davis
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
Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
The applicant has requested to rezone a .32-acre parcel located at 1321 Camden Rd from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
Note: A portion of the subject property has been recombined with the neighboring property, 1323 Camden Road. The recombination process is complete however, the change has not been mapped by Cumberland County Tax Mapping yet.
Background:
Owner: ANR Investments LLC
Applicant: Michael Adams of MAPS Surveying
Requested Action: SF-6 to MR-5
REID #: 0436163842000
Status of Property: Vacant
Size: .32 acres
Adjoining Land Use & Zoning:
• North: MR-5 - Vacant parcel and a cemetery
• South: SF-6 - Single family house and rear yard of Massey Hill Classical School
• East: CC - Simmons Masonry Inc office
• West: MR-5 - Religious institution and single-family houses
Letters Mailed: 77
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 Neighborhood Mixed Use. Neighborhood Mixed Use areas are intended for neighborhood-scale commercials uses primarily in a horizontal orientation with vertical development in key locations, generally 1 - 3 stories with smaller-scale multi-family, attached and small lot single family houses interspersed.
Issues/Analysis:
History:
Based on aerial photography from 1968, a single-family house was located on the subject property. By 1982 the house had been demolished, and the property had become an expanded driveway for the house at 1323 Camden Road. The subject property was sold, separate from the house at 1323 Camden Road, in June of 2024. A recombination plat and driveway easement were approved in September of 2024. The recombination deeded a portion of the driveway to the land at 1323 Camden Road and established a joint driveway easement. This will allow the subject property and 1323 Camden Road to utilize the same driveway.
The adjacent property to the north, 1319 Camden Road, was successfully rezoned from Single Family Residential 6 to Mixed Residential 5 in 2023.
Surrounding Area:
The subject property is located within the Massey Hill neighborhood, which has deep roots in Fayetteville's textile mill history. In the early 1900s, textile mills began to open in the area, giving rise to mill villages, with Massey Hill being one of the most prominent. Today, the neighborhood retains distinct features of its mill village past, reflecting a strong sense of pride in its history.
As a mill village, Massey Hill is characterized by modest homes with simple, functional designs, typically situated on smaller lots. Over the years, some of these homes have been repurposed for other uses, such as churches. A mid-sized multi-family development, Stanton Arms Apartments, was constructed at the corner of Camden Road and Whitfield Street in the early 1980s, further shaping the neighborhood's evolution.
There are also commercial and institutional uses in the area to include Massey Hill Classical School, Maintenance Buildings for Cumberland County, and the office for a masonry business.
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 request is for a rezoning 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 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 Neighborhood Mixed Use. Neighborhood Mixed Use areas are intended for neighborhood-scale commercials uses primarily in a horizontal orientation with vertical development in key locations, generally 1 - 3 stories with smaller-scale multi-family, attached and small lot single family houses interspersed.
Consistency and Reasonableness Statements:
The Future Land Use Plan also sets forth written goals, policies, and strategies. This application follows 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:
Much of the area surrounding the subject property is already zoned Mixed Residential 5. The MR-5 zoning district is in keeping with the nature of mill villages - smaller houses on small lots. The proposed rezoning is in harmony with the surrounding area and the Future Land Use Plan.
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 does implement the policies adopted in the Future Land Use Plan (FLUP), and those policies found in the Unified Development Ordinance (UDO).
• 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