TO: Mayor and Members of City Council
THRU: Kelly Olivera, ACM
Dr. Gerald Newton, AICP - Development Services Director
FROM: Craig Harmon, Senior Planner
Demetrios Moutos, Planner I
DATE: October 27, 2025
RE:Title
AX25-02: CRA Commercial Development, LLC has submitted a petition to annex approximately 2.55 acres located at 3456 Black & Decker Road (PIN 0425754360) into the corporate limits of the City of Fayetteville. The site is situated on the south side of Black & Decker Road, west of Gillespie Street, and near the intersection with Dedication Drive.
Title
end
end
COUNCIL DISTRICT(S):
Council District(s)
District 2 - Council Member Malik Davis
b
Relationship To Strategic Plan:
FY2025 Strategic Plan
The request involves annexing approximately 2.55 acres located at 3456 Black & Decker Road and applying initial LI (Light Industrial) zoning alongside the annexation. The site is currently vacant and falls within an area designated as an Employment Center on the City’s Future Land Use (FLU) Map. This land-use designation supports industrial and employment-center activities in the airport area and aligns the City’s jurisdiction with expected service delivery.
All future structures and uses on this site will be subject to the Airport Overlay standards and FAA Part 77 airspace review, with restrictions on high-occupancy assembly or bird-attracting uses. Although the parcel is situated within the Employment Center area, parts of the immediate edge are classified as Low-Density Residential on the adopted FLU Map. Therefore, approval should include a concurrent map update to reflect Employment Center designation for consistency.
Goals and Consistency:
Goal II - Diverse & Viable Economy - Consistent
This request advances a diverse tax base and job creation by positioning the small, airport-adjacent parcel for light industrial use, in line with the FLU’s Employment Center designation.
It supports the City’s objectives to build partnerships for job creation and retention, helping to sustain a favorable development climate. The industrial entitlements will facilitate recruitment and expansion efforts led by the FCEDC and its partners.
Relevant performance measures from the Strategic Plan include growth in the taxable base, jobs supported by economic development initiatives, and industrial vacancy/absorption, which will be positively impacted by the appropriate LI entitlements and annexation.
Goal III - City Investment Planning - Consistent
This request implements Objective 3.2 by aligning zoning with the FLU Map and focusing on employment uses in planned nodes where transportation and utilities can be effectively coordinated.
Annexation will allow for unified application of City development standards, access management, and infrastructure phasing, leading to improved long-term service efficiency in the airport industrial corridor.
It conforms to FLU policies that encourage strategic economic development in Industrial/Employment Areas and ensure the coordination of needed utilities and transportation capacity for targeted industries.
Goal IV - Live, Work, & Recreate - Supportive/Context Sensitive
The proximity to the airport and the existing industrial corridor makes the LI zoning an appropriate, low-conflict use that complements Objective 4.1 (transit and airport services) and regional connectivity goals.
Goal I - Safety & Security - Neutral with Standard Conditions
There is no direct policy conflict; however, site-plan-level commitments to safe access management, lighting, and CPTED (Crime Prevention Through Environmental Design) principles may advance traffic and pedestrian safety objectives. Implementations will occur at the permitting stage, with Airport Overlay and FAA Part 77 standards in effect.
Goal V - Financially Sound City - Neutral to Positive
The anticipated outcome is a positive fiscal effect due to taxable investment without unusual City capital expenditures; municipal services can be provided according to existing policies. Any required utility extensions or frontage improvements must be developer-funded under current regulations.
Annexation simplifies service delivery boundaries and lowers service costs over time by incorporating a logical employment parcel into the City’s jurisdiction.
Goal VI - Collaborative Government - Supportive
This application offers a platform for continued coordination with the FCEDC, PWC, NCDOT, FAA, and nearby stakeholders during the development review process, enhancing interagency alignment in the airport employment area.
Compatibility and Mitigation Notes (Adjacencies)
The application identifies two large residential lots at the rear of the parcel; required buffering and site-design controls (e.g., screening, lighting cut-off, loading orientation) will be implemented to address edge conditions and maintain compatibility, in line with strategic investment and quality-of-life goals.
Conclusion
The combined annexation and initial LI zoning are consistent with the FY2025 Strategic Plan, particularly in relation to Goal II (economy) and Goal III (strategic land use), by aligning entitlements with the Employment Center FLU designation, promoting job growth, and concentrating light industry near existing airport-area infrastructure while enabling efficient municipal service delivery.
Executive Summary:
CRA Commercial Development, LLC is requesting non-contiguous (satellite) annexation of a vacant parcel totaling approximately 2.55 acres, located at 3456 Black & Decker Road (PIN 0425-75-4360). This site is situated on the south side of Black & Decker Road, west of Gillespie Street, and near Dedication Drive within the airport industrial corridor. The annexation would extend the City’s jurisdiction to this property, allowing for the application of municipal standards and services. Additionally, a companion request for initial LI (Light Industrial) zoning is planned to align with the City’s Future Land Use Map designation of Employment Center.
Background:
Site and History: The ±2.55-acre parcel located at 3456 Black & Decker Road is currently vacant and undeveloped, situated outside the city limits.
Surrounding Context: The Black & Decker/Gillespie corridor features a mix of industrial, warehouse, and commercial uses, along with nearby multi-family and single-family residential neighborhoods. The site is part of the larger airport industrial area.
Future Land Use Map and Plan: According to the City’s Future Land Use Map, the site is designated as part of an Employment Center, while adjacent areas are classified as Low-Density Residential. The plan envisions industrial and employment activities in the airport area, with appropriate buffering and compatibility measures to protect residential zones.
Utilities and Service Delivery: Public water and sewer services are provided by the Fayetteville Public Works Commission (PWC). Under the PWC Charter, the City Council cannot require annexation as a condition for receiving PWC water services. However, annexation would enable the consistent application of city development standards and more coordinated service delivery.
Attachments: A Basic Information Sheet is included, which summarizes the existing conditions and applicable development requirements, as well as an Appendix A which summarizes the anticipated costs and revenues to the City.
Issues/Analysis:
Statutory Compliance: On July 8, 2025, the Real Estate Department issued a Certification of Sufficiency confirming that the petition meets the requirements of N.C.G.S §160A-31(g) and applicable satellite-annexation procedures. The certification is attached for your reference.
UDO and Policy Consistency: The request combines annexation with initial zoning of LI - Light Industrial for approximately 2.55 acres that are currently vacant and designated as Employment Center on the City’s Future Land Use (FLU) Map. This proposal supports industrial and employment activities in the airport area. All future developments will adhere to the Airport Overlay and FAA Part 77 airspace review regulations; high-occupancy assembly uses and bird-attracting establishments will be restricted.
Effective Date: For non-contiguous annexations, the ordinance can take effect upon adoption, on the first June 30 after adoption, or on June 30 of the following year. The selected effective date will be specified in the annexation ordinance.
Initial Zoning Timing: Initial zoning must be assigned within 60 days following the adoption of annexation. A companion action to assign LI zoning is currently underway within this timeframe.
Financial Impact:
- Near Term: The immediate budget impact will be minimal. Processing, notice, agenda preparation, and hearing costs are routine and covered by the Planning & Zoning budget and application fees. Since the site is vacant (approximately 2.55 acres), there are no acquisition or relocation costs. The map action itself does not create any capital commitments.
- Infrastructure: Public water and sewer services are available for the site. Any future utility extensions, transportation or frontage improvements, or stormwater management will be assessed during the development review process and, when necessary, funded by the applicant or handled through standard utility and transportation programs in line with FLU policies.
- Long Term: If the site is developed for permitted LI uses, the City could experience positive fiscal benefits through growth in the ad valorem tax base and additional permit and inspection revenues, which would support Strategic Plan Goals II (diverse and viable economy) and V (financially sound City).
- Departmental Review: Evaluation forms from the Fire Department, Public Services/Engineering - Stormwater, Solid Waste, Transit, and PWC Water & Sewer are included as attachments for your review.
Budget Impact:
Appendix A provides a summary of the anticipated fiscal effects of annexation, included projected service delivery costs and expected ad valorem revenue. These estimates assume an effective annexation date of October 27, 2025, and are based on current tax rates and standard assumptions for service costs. Actual impacts will be further refined during the site plan and permitting stages as more details about the development become available.
Options:
1. Adopt the annexation ordinance with an effective date of October 27, 2025 (immediate effectiveness).
2. Adopt the annexation ordinance with a deferred effective date of June 30, 2026 (this aligns with the fiscal year).
3. Do not adopt the annexation ordinance.
4. Continue consideration of the item to a specific future date for further review and discussion (no action will be taken at this time).
Recommended Action::Recommended Action
Professional Planning Staff recommends that the City Council adopt the annexation ordinance for AX25-02, annexing approximately 2.55 acres located at 3456 Black & Decker Road (PIN 0425-75-4360) into the corporate limits, effective October 27, 2025.
end
Attachments:
1. Appendix A-Summary of Services, Costs, and Revenues
2. Aerial Map
3. Legal Description
4. Basic Information Sheet
5. Sufficiency Memo
6. Draft Ordinance
7. Subject Property
8. Surrounding Properties
9. City Council Presentation