TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Craig Harmon, CZO - Senior Planner
DATE: May 27, 2025
RE:
Title
P25-12: A request to rezone from SF-6 to MR-5 at 2721 & 2717 RAMSEY ST, & 106 NORTHWEST AVE. (READ# 0438695890000, 0438695780000, owned by CRESFUND INVESTMENTS LLC.
end
COUNCIL DISTRICT(S):
Council District(s)
3 - Mario Benavente
b
Relationship To Strategic Plan:
Goal II: Responsive City Government Supporting a Diverse and Viable Economy
Goal III: City invested in Today and Tomorrow
Executive Summary:
The Zoning Commission is asked to hold a legislative hearing regarding this application and to prepare a recommendation to be sent to the City Council.
The applicant has requested to rezone two properties totaling .68-acre located at 2721 & 2717 Ramsey Street, & 106 Northwest Avenue from Single Family Residential 6 (SF-6) to Mixed Residential 5 (MR-5).
On April 8, 2025 the City of Fayetteville’s Zoning Commission held a legislative hearing regarding this case. There was one speaker in favor and one in opposition. At the conclusion of the hearing, the Commission voted to recommend approval of this application 5-0.
Background:
Owner: Darrin Collins, Cresfund Investments, LLC
Applicant: Darrin Collins, Cresfund Investments, LLC
Requested Action: SF-6 to MR-5
REID #: 0438695890000 & 0438695780000
Status of Property: One Lot is Vacant while the other has Two Single-Family Houses on it.
Size: .68 acres
Adjoining Land Use & Zoning:
• North: SF-6 - Single family house
• South: SF-6 - Single family house
• East: SF-6 - Single family house
• West: SF-6 - Single family house
Letters Mailed: 135
2022 Average Daily Traffic Count: Ramsey St. 30,000
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 Low Density Residential - LDR. Low Density Residential areas are intended mainly for single family residential with some accessory dwellings; occasionally with duplexes (if isolated), or town homes. Lots typically 2-4 dwellings per acre. Suburban, auto-oriented character with utility services.
Issues/Analysis:
History:
Based on aerial photography from 1968, the two single-family houses at 106 Northwest Ave. and 2717 Ramsey were built prior to this date. In 1968 there was also a single-family house located at 2721 Ramsey. Between 2013 and 2014 this house had been demolished.
Surrounding Area:
The subject property is located near the commercial area at Eastwood Avenue where there is a Family Dollar, ABC store, Post Office and Hudson Bay Seafood restaurant. Most of the surrounding properties are occupied by single-family homes.
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 Low Density Residential - LDR. Low Density Residential areas are intended mainly for single family residential with some accessory dwellings; occasionally with duplexes (if isolated), or town homes. Lots typically 2-4 dwellings per acre. Suburban, auto-oriented character with utility services. Due to the size of the property, five (5) units could currently be built on these properties with a Special Use Permit. If rezoned the owner could develop up to seven (7) units on these two properties. These properties are however constrained by their available areas for parking.
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 Single Family Residential 6. Because of the size of these properties, the proposed MR-5 zoning district is in keeping 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. City Council 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. City Council 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. Deny 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 Zoning Commission and Professional Planning Staff 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
8. P25-12 Draft Meeting Minutes