TO: Zoning Commission
THRU: Jennifer C. Baptiste - Planning & Zoning Division Manager
FROM: Thomas Cohen - Planner I
DATE: June 9, 2026
RE:Title
P26-25 - A request by Naphasorn Reyes of BLC Group Home to rezone the ± 0.46 acres at 8424 King Road (9484886353000) from Agricultural-Residential (AR) to Single Family 15 (SF-15).
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COUNCIL DISTRICT(S):
Council District(s)
6 - Mayor Pro Tem Derrick Thompson
b
Relationship To Strategic Plan:
Goal II: Responsive city government supporting a diverse & viable economy
• 2.3 - To leverage partnerships for job creation and retention, with a focus on the local and regional workforce to increase per capita income.
In Level III Group Homes staff must be licensed and always present. This means that well paid and local professionals who specialize in such work will be employed and contribute to the local economy.
Goal III: City investment in today & tomorrow
• 3.2 - To manage the City’s future growth and strategic land use.
Locating suitable placement for a Level III Group Home is difficult and conversion of an existing home with appropriate space while keeping the property residentially zoned will save on land used and make reconversion back to standard residential use seamless.
Goal IV: Desirable place to live, work & recreate
• 4.2 - To enhance diverse recreation, leisure, and cultural opportunities.
• 4.6 - To reduce poverty and homelessness.
A Level III Group Home provides a stable and supportive environment for minors who need individualized care, support, and development that will prepare them better for adult life. This can provide previously unavailable enrichment opportunities and help prevent future homelessness.
Goal VI: Collaborative citizen & business engagement base
• 6.1 - To ensure collaborative relationships with the business community, local governments, military, and stakeholders.
A group home requires licensure from the NC Department of Health Service Regulation (DHSR), program accreditation, and a Letter of Support from a local management entity to operate. It will also require inspections from local government to ensure compliance and a suitable environment.
Executive Summary:
Request
Rezone from Agricultural-Residential (AR) to Single Family 15 (SF-15)
Zoning Commission Decision Point
The Zoning Commission must decide whether to
• Recommend approval of the request as proposed
• Recommend approval of the request, but to a different zoning district
• Recommend denial of the request
The Zoning Commission must adopt a set of written Consistency and Reasonableness Statements as part of the decision.
Key Findings
Future Land Use: The Future Land Use Designation is for Low Density Residential (LDR) a designation that is quintessential to the requested zoning district.
Local Context: The local context aligns with the requested zoning district as the area is almost exclusively Agricultural-Residential (AR) or Single Family 15 (SF-15) with properties being almost exclusively single-family homes; many have large lots relative to housing size.
Planning Staff Recommendation
The Planning Staff recommends that the Zoning Commission recommend to City Council APPROVAL of the request AR to SF-15 based on the consistency with the Future Land Use Plan and the reasonableness to local contexts.
Background:
Owner: Kyledevin Reyes
Request: AR to SF-15
Parcel Identification Number (PIN): 9484886353000
Parcel Size: ± 0.46
Existing Site Conditions: Single family home and shed
Adjacent Zoning:
• North: AR - Single family homes with accessory structures
• South: RR (County) - Single family homes
• East: SF-15 - Single family homes
• West: AR - Single family homes
Utilities: Access to public sewer, water, and electricity
Applicant Narrative (Summary): Seeking rezoning to use existing single-family home for a Level 3 Group Home, Small.
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject site equating to 96 notices sent.
Issues/Analysis:
Case P26-25 is a request to rezone the parcel located at 8424 King Road from Agricultural-Residential (AR) to Single Family 15 (SF-15). Pursuant to NCGS § 160D, a straight rezoning entitles the landowner to the full range of permitted uses constrained only by the Unified Development Ordinance and applicable licensures and jurisdictions.
Land Use Analysis
The Future Land Use Plan 2040 (FLUP) designations are central to policy analysis affixed by reasonableness to local contexts and service of the public good. According to the FLUP, the subject property is designated for Low Density Residential (LDR); defined as “Mainly single family residential with some accessory dwellings; occasionally with duplexes (if isolated) or townhomes. Lots typically 1-4 dwellings per acre. Suburban, auto-oriented character with utility services.”
The proposed zoning district of SF-15 is the quintessential LDR zoning district as it’s meant to accommodate single family detached and two-to-four family homes with a minimum lot area of 15,000 square feet or a third of an acre. This is the lowest density residential district within Residential Base Zoning Districts (Section 30-3.D).
The current zoning district is a Special Base Zoning District (Section 30-3.C) which also fits within the LDR designation. The purpose of the AR District is to accommodate rural uses, including agricultural or that which is supportive, and very low-density residential to allow residential development while preserving farmland or open space. There is no two-to-four family permitted use and lot area minimum of 20,000 square feet.
Thus, both the proposed and existing zoning district are considered suitable for the Future Land Use Designation of Low Density Residential as the primary distinction between these districts is lot area minimum and permitted uses.
Local Context
The neighborhood resides on the border between the City of Fayetteville and Cumberland County while being half a mile east of Hoke County. King Road runs parallel to this border until it converts to Swift Creek in Hoke or Lakewood Drive within the city to head north. It also overpasses I-295 N which is under a quarter mile from the subject property.
The neighborhood is almost exclusively residential and mostly made of Rural Residential (RR) on the county side of the border and AR and SF-15 on the city side. RR is the county’s equivalent to the AR zoning district but allows for uses otherwise not permitted in AR such as manufactured homes.
The neighborhood character is that of low density residential with a focus on single-family homes on large lots on the periphery of the city.
The property itself is a single floor, single-family home, with a shed in the backyard. Were it not for the double entry driveway and sideways configuration it would be identical in make, style, and size to the rest of the neighborhood. The block that the property resides on is a mix of AR and SF-15 with two abutting properties being SF-15.
Thus, the proposed zoning district of SF-15 directly matches the neighborhood character as it’s well established within the neighborhood with approximately 60 houses currently zoned as SF-15 within a quarter mile radius.
Conclusion
The request aligns directly with the Future Land Use Plan and fits well within the local area context. While the applicant seeks the rezoning for the purposes of a Level III Group Home the request is a straight rezoning and as stated within the first paragraph of this analysis the applicant will be entitled to the full range of permitted uses with only justifiable avenues of constraint. While a Level III Group Home and the use case “Group Home, Small” are both in alignment with the Future Land Use Plan and reasonable to the local context consideration for the application must be focused on the array of potential uses and not legally unbound claims of use as dictated by state law within NCGS 160D.
Budget Impact:
Immediate (Legislative): No additional costs, collection of a $1000 application fee
Longterm (Construction): Onsite improvements are funded by the developer. City Council evaluates any potential public capital projects via budget adoption and capital investment processes.
Options:
• Approval (Recommended Action):
Recommend approval of the zoning map amendment as requested - finding that the request is consistent with the Future Land Use Plan and reasonable to local context as outlined by the Consistency and Reasonableness Statements.
• Approval, but to a more restrictive district:
Recommend approval of the zoning map amendment from SF-15 to one that is more restrictive, but consistent with the Future Land Use Plan and Reasonable to the local contexts with amended Consistency and Reasonableness Statements.
• Denial:
Deny of the proposed map amendment - find that the request is inconsistent with the Future Land Use Plan and unreasonable to the local context.
• Table the Case:
The Zoning Commission may offer to table the case to allow the applicant to reapply for Conditional Rezoning to address consistency and reasonableness concerns.
Recommended Action::Recommended Action
The Professional Planning Staff recommends that the Zoning Commission recommend to City Council that the request be APPROVED as presented - from Agricultural-Residential (AR) to Single Family 15 (SF-15) for the approximately 0.46 acres located at 8424 King Road.
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Consistency and Reasonableness Statements