TO: Mayor and Members of City Counci
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Craig Harmon - Senior Planner
DATE: February 23, 2026
RE:Title
Approve P26-01: A request to rezone property at 600 Hope Mills Rd (0416184349000 ), consisting of 3.72 acres and owned by LAFAYETTE LAND CORPORATION, from Office and Institutional (OI) to Limited Commercial (LC).Title
end
end
COUNCIL DISTRICT(S):
Council District(s)
5 - Council Member Green
b
Relationship To Strategic Plan:
• Goal II: Responsive City Government Supporting a Diverse and Viable Economy
o Objective 2.1 - To ensure a diverse City tax base - By rezoning a long-standing commercial site at 433 Hillsboro St. from split-zoned MR-5/LC to LC, the City preserves and enables reinvestment in taxable commercial activity at an already-served infill location.
o Objective 2.3 - To leverage partnerships for job creation and retention - Aligning zoning with the established garage/vehicle sales and service use supports near-term job retention and local small-business operations while reducing regulatory risk from nonconformity.
o Objective 2.4 - To sustain a favorable development climate - Correcting a legacy split-zoning/nonconforming condition simplifies permitting, signals predictability for small businesses, and supports corridor reinvestment goals identified in adopted land-use guidance.
• Goal III: City Invested in Today and Tomorrow
o Objective 3.2 - To manage the City’s future growth and strategic land use - The request focuses growth in a logical pattern by placing a 0.11-acre, publicly-served parcel within a coherent commercial zoning context (adjacent CC/LC) rather than dispersing uses, consistent with the City’s strategy to direct development to serviced nodes.
o Objective 3.3 - To sustain a favorable development and business climate through timely and accurate review - Brining the existing use into conformity reduces case-by-case exceptions. It enables standard, efficient reviews and inspections aligned with City process objectives.
Executive Summary:
The applicant seeks a straight (general use) rezoning of 600 Hope Mills Road from Office & Institutional (OI) to Limited Commercial (LC) on a ±3.72-acre, publicly served infill parcel. The site is presently vacant. The purpose is to develop a long-standing vacant property along the Hope Mills Road corridor.
On January 13 the Zoning Commission held a Legislative Hearing regarding this case. There was one speaker in opposition and three in favor. The Commission voted 5-0 to recommend approval.
Background:
Owner: LAFAYETTE LAND CORPORATION
Applicant: Corey Mabus, Waypoint Land Company
Requested Action: OI to LC
REID #: 0416184349000
Status of Property: Vacant.
Size: 3.72 acres ±
Adjoining Land Use & Zoning:
• North: OI, LC commercial
• South: NC, LC commercial uses
• East: LC, CC, SF-10, MR-5 mix of commercial residential and institutional uses
• West: SF-10 single family residential
Letters Mailed: 206; notices to all owners within a 1,000-ft. buffer.
Land Use Plans:
With the adoption of the City’s 2040 Future Land Use Plan, all rezoning petitions are evaluated for consistency with both the Plan’s policy framework and the Future Land Use Map. The subject area is designated for Office/Institutional (O/I) uses, which are intended to accommodate medium-intensity nonresidential development. This character area supports a broad range of uses, including light industrial operations, professional and administrative offices, flex space, warehousing, and large schools or institutional facilities. Development within O/I areas is often organized in coordinated groupings or business park settings, promoting efficient land use and shared infrastructure. These areas also serve as appropriate locations for utilities and essential city services, reinforcing their role in supporting the community’s economic base and public service needs.
Issues/Analysis:
History:
The subject property at 600 Hope Mills Road previously had one single family house on it from at least 1968 until the mid 2000’s. The current zoning (OI) was put it place after the last major widening of Hope Mills Road.
Surrounding Area:
This location is within Fayetteville’s central urban fabric and is located along the major connector between Fayetteville and the Town of Hope Mills. The City’s zoning map for P26-01 identifies nearby districts that include OI and LC to the north, LC to the east, and Neighborhood Commercial (NC) and LC to the south, and LC, CC, Single Family 10 (SF-10) Residential and Mixed Residential 5 (MR-5) to the east. This development pattern reflects a predominantly commercial corridor along Hope Mills Road. The City’s landuse plan calls for the properties to the east that are currently SF-10 to convert to OI in the future. To the west of this property, away from Hope Mills Road, is all zoned SF-10.
Rezoning Request:
This is a straight rezoning of one parcel from, Office and Institutional (OI) to Limited Commercial (LC) As a straight rezoning under UDO §30-2.C, no conditions may be attached; all uses permitted in LC by the UDO Use Table would be allowed if approved. The request does not propose physical expansion or premature development; rather, it standardizes the underlying zoning for a longstanding business.
Land Use Plan Analysis:
The Future Land Use Map prepared for this case identifies a mixed context around 600 Hope Mills Road. The subject area is designated for Office/Institutional (O/I) uses, which are intended to accommodate medium-intensity nonresidential development. This character area supports a broad range of uses, including light industrial operations, professional and administrative offices, flex space, warehousing, and large schools or institutional facilities. Development within O/I areas is often organized in coordinated groupings or business park settings, promoting efficient land use and shared infrastructure. These areas also serve as appropriate locations for utilities and essential city services, reinforcing their role in supporting the community’s economic base and public service needs.
Policy alignment is direct. The plan’s “Strategic, Compatible Growth” policies call for growth where urban services already exist (LU-1) and for strategic economic development (LU-2). It also encourages redevelopment along under-utilized commercial strips and reinvestment in distressed residential areas (LU-3). Changing this historically underutilized portion of Hope Mills Road to better match the surrounding zoning and uses will help spark its redevelopment.
The plan’s implementation section further instructs staff and boards to use the FLU map and the plan to guide land-use decisions and to remove barriers to reinvestment and redevelopment in targeted areas. Converting this property to LC eliminates a mapping barrier that currently complicates reinvestment. Strategy #1 (use the plan/map in decisions) and Strategy #3 (remove reinvestment barriers).
The plan’s citywide Suitability Analysis supports focusing commercial activity in existing nodes and along corridors and understanding the “impacts and externalities of corridors.” In practice, standardizing the site’s zoning as LC reinforces an existing commercial corridor.
Public-preference guidance inside the plan also points to outcomes consistent with this request: strong support for “Infill & Reuse” and for walkable mixed-use/commercial settings, and a desire to avoid new strip-style commercial patterns. The map change enables reinvestment in an existing commercial address and does not extend commercial zoning into new frontage, which aligns with those preferences.
According to the submitted application:
Consistency with Comprehensive Plan and Other Long-Range Planning Documents
A. Consistency with adopted plans The proposed amendment is consistent with the City of Fayetteville’s Comprehensive Plan and applicable long-range planning documents. The subject property is located within an established urban corridor served by existing public infrastructure. The plan encourages context-sensitive development, reinvestment in underutilized properties, and efficient use of land and infrastructure. Rezoning to Limited Commercial supports a broader range of low-impact, community-serving uses that are compatible with surrounding development patterns and advance the City’s goals for balanced growth and corridor revitalization.
Changed Conditions
B. Changed conditions supporting the amendment Yes. Changed conditions support the proposed amendment. The surrounding area has experienced increased investment, infrastructure improvements, and evolving land use patterns. Nearby parcels have transitioned to more flexible zoning classifications, reflecting shifts in market demand and development trends. In addition, reduced demand for traditional standalone office uses and the City’s emphasis on mixed-use and walkable environments indicate that the existing Office & Institutional designation no longer represents the highest and best use of the property.
Community Need
C. Demonstrated community need The proposed amendment addresses a demonstrated community need by allowing greater flexibility in land use within a corridor experiencing reinvestment and growth. The Limited Commercial district permits low-impact, neighborhood-serving uses that support changing community needs, promote local services, and enhance corridor vitality. This flexibility is consistent with the City’s goals for inclusive growth, efficient land utilization, and neighborhood resilience.
Compatibility and Appropriate Zoning
D. Compatibility with surrounding uses and appropriateness of district The proposed amendment is compatible with existing and proposed uses in the surrounding area. The subject property is located along a primary corridor where adjacent parcels are already zoned Limited Commercial, establishing a clear precedent. Rezoning will create continuity along the corridor and reinforce a cohesive development pattern. The Limited Commercial district is appropriate given the site’s access to infrastructure, proximity to mixed-use areas, and alignment with surrounding zoning classifications.
Logical and Orderly Development
E. Logical and orderly development pattern The proposed amendment supports a logical and orderly development pattern by aligning the subject property with adjacent Limited Commercial-zoned parcels along the corridor. This continuity strengthens the zoning framework, promotes compatible land uses, and supports orderly reinvestment in a transitional area. The amendment is consistent with the City’s corridor-based planning strategy and long-range growth objectives.
Premature Development
F. Premature development The proposed amendment does not encourage premature development. The site is located within a developed corridor served by existing transportation infrastructure and public utilities. The surrounding area has already experienced incremental growth and zoning transitions, indicating that the market and infrastructure can support additional development. The amendment represents a logical progression of development rather than speculative expansion.
Strip-Style Commercial Development
G. Strip-style development The proposed amendment does not result in strip-style commercial development. The subject property is located within an established corridor that already includes Limited Commercial zoning, creating an intentional and cohesive land use pattern. The Limited Commercial district supports low-impact, neighborhood-scale uses and includes development standards that discourage auto-oriented sprawl, excessive curb cuts, and fragmented development.
Isolated Zoning District
H. Isolated zoning The proposed amendment does not create an isolated zoning district. The property is located among parcels with similar zoning and within a broader mixed-use corridor context. The amendment reinforces existing zoning patterns and promotes continuity rather than fragmentation, supporting orderly growth and land use compatibility.
Impact on Property Values
I. Impact on surrounding property values The proposed amendment is not expected to result in significant adverse impacts on surrounding property values. The rezoning is consistent with the existing development pattern and promotes compatible, low-impact uses. By encouraging reinvestment in an underutilized parcel, the amendment may enhance the overall character and stability of the area. Development standards within the Limited Commercial district will help ensure visual and functional compatibility with adjacent properties.
Environmental Impacts
J. Environmental impacts The proposed amendment is not expected to result in significant adverse impacts on the natural environment. The site is located within a developed urban corridor and does not involve encroachment into environmentally sensitive areas. Any future development will be subject to applicable environmental regulations, including stormwater management, erosion control, tree preservation, and riparian buffer requirements.
Consistency and Reasonableness Statement
Consistency with the Comprehensive Plan and Land Use Map
The proposed rezoning is consistent with the City of Fayetteville 2040 Comprehensive Plan and Future Land Use Map, which designate the subject property for Office/Institutional and Commercial uses. This land use category is intended to accommodate medium-intensity nonresidential development, including offices, institutional uses, flex space, light industrial, warehousing, utilities, and city services. The requested zoning district supports these intended uses and provides the appropriate regulatory framework to implement the plan’s vision for this corridor.
The Comprehensive Plan encourages efficient use of existing infrastructure, reinvestment in developed areas, and the clustering of employment and service uses along major corridors. The subject property is located in an area with established public infrastructure and access to transportation facilities, making it suitable for office, institutional, and commercial development as contemplated by the plan. The requested zoning classification aligns with these objectives and facilitates development that is compatible with surrounding land uses.
Reasonableness of the Request
The proposed rezoning is reasonable and in the public interest. The subject property is located within a developed corridor characterized by a mix of office, institutional, commercial, and service-oriented uses. Rezoning the property to a district that permits office and institutional commercial uses is appropriate given the surrounding development pattern, access to infrastructure, and the City’s long-range planning goals.
The request does not constitute spot zoning, as similar zoning and land use patterns exist in the immediate vicinity. The rezoning will promote a logical and orderly development pattern, support economic development, and allow for reinvestment consistent with the City’s vision for this area. There is no evidence that the proposed rezoning will have a negative impact on public health, safety, morals, or general welfare.
Conclusion
Based on the analysis above, the proposed rezoning is consistent with the City of Fayetteville 2040 Comprehensive Plan and Future Land Use Map, is compatible with surrounding development, and supports a logical and orderly growth pattern. The request is reasonable and in the public interest, promotes efficient use of existing infrastructure, and advances the City’s goals for corridor-based development and economic vitality. Staff finds no evidence that the proposed amendment would be detrimental to public health, safety, morals, or general welfare and recommends approval.
Budget Impact:
Approval of the proposed rezoning does not, in and of itself, obligate the City to any new capital expenditures or operational costs. Any fiscal impacts would occur only if and when the property is developed. The site is located within an area already served by existing public infrastructure and services, including water, sewer, transportation, public safety, and stormwater systems.
Future development may generate one-time revenues in the form of plan review, permitting, and inspection fees, as well as ongoing ad valorem tax revenue and utility revenues. Development-related infrastructure improvements, if required, will be addressed through the subdivision, site plan, and permitting processes and are typically the responsibility of the developer.
Currently, the proposed rezoning is anticipated to be fiscally neutral to modestly positive for the City, with no immediate impact to the General Fund.
Options:
1. Approve as Presented (Recommended)
Move to approve the map amendment to Limited Commercial (LC) as presented, based on the competent, material, and substantial evidence in the record, and adopt the attached Plan Consistency and Statement of Reasonableness finding the request consistent with the Future Land Use Plan.
2. Approve with Modification to a More Restrictive District
Move to approve a map amendment to a more restrictive base zoning district in lieu of Limited Commercial (LC), based on the competent, material, and substantial evidence in the record, and adopt an amended Plan Consistency and Statement of Reasonableness finding the modified request consistent with the Future Land Use Plan; and direct staff to prepare the corresponding ordinance.
3. Deny
Move to deny the map amendment request, based on the competent, material, and substantial evidence in the record, and adopt the Plan Inconsistency and Statement of Reasonableness setting forth why the request is inconsistent with the Future Land Use Plan and not in the public interest.
Recommended Action::Recommended Action
The Zoning Commission and Professional Planning Staff recommend approval of the map amendment to Limited Commercial (LC) as presented, based on the competent, material, and substantial evidence in the record, and adoption of the attached Plan Consistency and Statement of Reasonableness finding the request consistent with the Future Land Use Plan. The proposed rezoning supports the Plan’s Office/Institutional and commercial policy direction, promotes context-sensitive reinvestment along an established corridor, and advances the City’s goals for orderly growth, efficient infrastructure use, and compatible land development.
end
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