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: December 8, 2025
RE:Title
Approve P25-52: A request to conditionally rezone a portion of 730 Filter Plant Drive (0428906947000), consisting of 13.2 acres and owned by City of Fayetteville, from Limited Commercial (LC) to Light Industrial Conditional Zoning (LI/CZ).
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COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
b
Relationship To Strategic Plan:
Goal II: Responsive City Government Supporting a Diverse and Viable Economy
Objective 2.2 - To strategically invest in established community places and emerging corridors to foster revitalization, attract reinvestment, and enhance the overall quality of life for residents. This goal emphasizes the importance of supporting neighborhood-scale commercial opportunities and adaptive reuse projects that strengthen local economies and create vibrant, accessible destinations within the city.
Goal III: City Invested in Today and Tomorrow
Objective 3.2 - To proactively manage the City’s future growth and guide strategic land use decisions that balance development with community character. This objective promotes thoughtful zoning transitions, infrastructure efficiency, and context-sensitive development patterns that sustain Fayetteville’s long-term vision for coordinated, sustainable growth.
Executive Summary:
The applicant has requested to conditionally rezone 13.2 acres of an overall 150.77 acre site at 730 Filter Plant Drive from Limited Commercial (LC) to Light Industrial Conditional Zoning (LI/CZ). The subject property is the site of the Glenville Lake Water Treatment Plant. The conditional rezoning is intended to address the non-conforming status of the water treatment plant site. The site was developed in 1942 prior to the adoption of the Unified Development Ordinance.
On November 12, the Zoning Commission held a legislative public hearing regarding this case. The commission voted 5-0 to recommend approval.
Background:
Owner: City of Fayetteville
Applicant: Fayetteville Public Works Commission (PWC)
Requested Action: Rezoning from LC (Limited Commercial) to LI/CZ (Light Industrial / Conditional Zoning) - portion of overall parcel
REID #: 0428906947000
Status of Property: Mazarick Park and Glenville Lake Water Treatment Facility
Acreage: ±13.2 acres (of total ±150.77-acre site)
Surrounding Land Use & Zoning:
• North: MR-5 - Developed with single-family residences and vacant residential lots.
• South: SF-6, MR-5, and CC - Includes Senior Center East and vacant parcels poised for future development.
• East: LC - Bronco Square commercial area, featuring neighborhood retail and service uses.
• West: SF-6 - Glenville Lake and Tennis Center (currently under construction), contributing to the area’s recreational and civic framework.
Letters Mailed: 648
Land Use Plans and Policy Context
Following the adoption of the 2040 Comprehensive Plan: Future Land Use Map & Plan on May 26, 2020, all properties within the City of Fayetteville and its Municipal Influence Area (MIA) are subject to the land use policies and development guidance established in the Plan. The 2040 Plan envisions a balanced growth framework emphasizing infill development, reinvestment in aging corridors, and sustainable utilization of public assets.
The subject site is designated for Office & Institutional and Commercial Strip Redevelopment on the Future Land Use Map-two designations that reflect the city’s goals for coordinated redevelopment, public service enhancement, and mixed-use revitalization.
• Office & Institutional (O/I):
This designation supports medium-intensity nonresidential uses such as offices, flex space, light industrial operations, warehousing, and major institutional facilities like schools or public utilities. Developments within this category often cluster to form efficient employment or service hubs that benefit from shared infrastructure and proximity to major corridors. The inclusion of the Glenville Lake Water Treatment Facility within this area reflects its vital public utility role and consistency with the O/I intent.
• Commercial Strip Redevelopment (CSR):
This designation is intended to promote reinvestment and transformation of traditional commercial strip areas into vibrant, mixed-use corridors that blend commercial, office, and higher-density residential development. The goal is to stimulate private investment, enhance corridor aesthetics, and strengthen neighborhood connectivity. Areas within this category are targeted for revitalization to better serve adjacent residential communities and support nearby institutional and recreational anchors such as Mazarick Park.
In this context, the proposed LI/CZ rezoning represents a measured and strategic adjustment-aligning with Fayetteville’s long-term land use goals to modernize public service infrastructure, encourage compatible reinvestment, and support the City’s economic resilience and operational efficiency. The conditional zoning framework ensures the continued protection of surrounding residential neighborhoods and parkland, maintaining a careful balance between functional necessity and community character.
Issues/Analysis:
The subject property encompasses several key public facilities and community assets - Glenville Lake, the Glenville Lake Water Treatment Facility, Mazarick Park, and the Mazarick Park Tennis Center (currently under construction).
The Glenville Lake Water Treatment Facility, a cornerstone of Fayetteville’s public utility infrastructure, was originally constructed in 1942 with a treatment capacity of 3 million gallons per day (MGD). Over the decades, the facility has undergone four major expansions between 1949 and 1994, increasing its capacity to 18 MGD to meet the City’s growing demand for safe and reliable drinking water.
Mazarick Park, established in 1989, has become one of Fayetteville’s signature recreational destinations, offering a balance of natural and programmed spaces. In 2023, the City initiated the Mazarick Park Tennis Center project to expand the park’s recreational amenities and further enhance public access to high-quality community facilities.
Surrounding Area
The overall 150.77-acre parcel is located within a diverse urban context, surrounded by a blend of residential, commercial, and institutional uses. The area benefits from its proximity to major transportation corridors, including Bragg Boulevard and Murchison Road, which serve as key north-south connectors supporting both neighborhood and regional activity centers.
Immediately adjacent to the area proposed for rezoning, land uses reflect a mix of established neighborhoods and active commercial corridors.
• North: The Coley Drive area, zoned MR-5, represents a high-density residential neighborhood characterized by a mix of occupied homes and vacant infill lots.
• East: The Bronco Square commercial district, zoned LC, anchors local retail and service activity, featuring small businesses, restaurants, and personal service establishments that serve the nearby community and Fayetteville State University.
• South: The recently opened Senior Center East and several vacant parcels zoned SF-6, MR-5, and CC indicate ongoing public and private reinvestment in the corridor.
• West: The remainder of the parcel, encompassing Glenville Lake and the Mazarick Park Tennis Center (under construction), functions as a recreational and environmental buffer.
This mix of land uses and zoning districts illustrates the site’s transitional setting - one that integrates public infrastructure, recreation, and small-scale residential and commercial development within a cohesive urban fabric.
Conditional Rezoning Overview
A Conditional Rezoning (CZ) provides a mechanism for property owners to tailor development to specific uses and site conditions, ensuring compatibility with the City’s adopted plans and policies. Unlike general “straight” zoning, conditional rezoning establishes binding site-specific conditions that address potential impacts and guide future development.
The process, governed by Section 30-2.C of the Unified Development Ordinance (UDO), includes review by the Technical Review Committee (TRC), a public hearing before the Zoning Commission, and final action by the City Council. Approved conditions are legally enforceable and are shown on the Official Zoning Map with a “/CZ” suffix.
Specifics of the Conditional Rezoning
The requested rezoning from Limited Commercial (LC) to Light Industrial / Conditional Zoning (LI/CZ) applies to approximately 13.2 acres of the overall site. The intent is to bring the property’s long-standing public utility use into conformance with current zoning regulations. The existing LC district does not permit Major Utilities, which include water treatment facilities; however, the site has been in continuous operation since 1942, predating both the current zoning framework and the adoption of the Unified Development Ordinance (UDO).
To ensure the continued operation and regulatory compliance of the facility, the applicant - the Fayetteville Public Works Commission (PWC) - has proposed the following six site-specific conditions:
1. The property shall be limited to use as a municipal water treatment facility, including associated infrastructure and support operations. No other industrial uses permitted under LI zoning shall be allowed without future rezoning or modification of conditions.
2. The facility shall continue to operate 24 hours a day, seven days a week, to maintain uninterrupted public water service.
3. Vehicular access shall be limited to existing driveways. No significant increase in traffic volume is anticipated. Any future access modifications will be reviewed in coordination with the City’s Traffic Engineering Division.
4. Existing vegetative buffers and fencing shall be maintained. Any future site improvements shall incorporate appropriate screening and landscaping to preserve the character of adjacent properties.
5. The facility shall continue to comply with all applicable local, state, and federal environmental regulations, including those related to water quality, chemical storage, and discharge management.
6. Reduction of required setback (Section 30-4.C.3.j): The setback shall be reduced from 100 feet to 30 feet around the site perimeter to address existing nonconformities while maintaining adequate separation from neighboring properties.
The Technical Review Committee reviewed the application and provided standard departmental comments from Fire, Engineering, Environmental Services, and other relevant divisions.
This rezoning will modernize the site’s regulatory status, resolving nonconformities and facilitating the continued operation and potential future expansion of an essential municipal utility serving Fayetteville’s residents and businesses.
Land Use Plan Analysis
The 2040 Comprehensive Plan designates the subject property as part of two future land use categories: Office & Institutional (O/I) and Commercial Strip Redevelopment (CSR).
• Office & Institutional (O/I):
Supports medium-intensity nonresidential uses, including light industrial, office, flex space, warehousing, and institutional facilities such as schools and utilities. The Glenville Lake Water Treatment Facility aligns perfectly with this designation as a critical piece of public infrastructure that provides essential city services.
• Commercial Strip Redevelopment (CSR):
Encourages transformation of older, underutilized commercial areas into vibrant, mixed-use corridors. These areas are intended to integrate retail, office, and higher-density residential uses to spur private investment and improve visual and functional quality.
The proposed LI/CZ rezoning is consistent with these designations, as it allows continued public utility use in a manner that supports Fayetteville’s long-term goals for strategic reinvestment, infrastructure modernization, and efficient land use management.
Consistency and Reasonableness Statement
The proposed conditional rezoning from LC to LI/CZ is consistent with the City of Fayetteville’s 2040 Future Land Use Plan, which designates the site for Office and Institutional uses. The request is reasonable and in the public interest, as it ensures the ongoing operation of a vital public facility while bringing the property into compliance with current zoning standards.
Conclusion
In conclusion, the proposed conditional rezoning will resolve long-standing nonconformities and ensure that the Glenville Lake Water Treatment Facility continues to operate as an essential public utility for the City of Fayetteville. The accompanying conditions balance operational needs with community compatibility, preserving existing buffers and limiting future impacts.
The rezoning supports the goals of the 2040 Comprehensive Plan by promoting efficient use of developed land, maintaining critical infrastructure, and reinforcing the City’s commitment to sustainable public investment. In doing so, the proposal not only safeguards an essential municipal service but also strengthens Fayetteville’s foundation for growth, resilience, and long-term community well-being.
Budget Impact:
The proposed conditional rezoning is anticipated to have a neutral fiscal impact on the City’s budget. Because the site is already developed and operating as a long-standing municipal facility, no new infrastructure extensions, capital improvements, or additional public services are required to accommodate the use. Ongoing operations are expected to continue within existing service parameters, resulting in minimal change to property tax revenue while maintaining stable and efficient delivery of essential public utilities.
Options:
1. Approve as Presented (Recommended Action): Based on the evidence presented, the Zoning Commission recommends approving the proposed conditional rezoning from Limited Commercial (LC) to Light Industrial - Conditional Zoning (LI/CZ). The Commission finds the request consistent with the City’s adopted Future Land Use Plan and reasonable given the long-standing multifamily use of the property, as outlined in the attached Consistency and Reasonableness Statement.
2. Approve with Revised or Additional Conditions: The Zoning Commission recommends approval of the proposed conditional rezoning, subject to revised or additional conditions agreed to in writing by the applicant. Based on the evidence presented, the Commission finds that incorporating the revised conditions enhances compatibility with surrounding uses and strengthens alignment with the City’s adopted Future Land Use Plan, as reflected in an amended Consistency and Reasonableness Statement.
3. Denial of the Application: The Zoning Commission recommends denial of the proposed conditional rezoning. Based on the evidence and testimony provided during the legislative hearing, the Commission finds that the requested zoning is inconsistent with the Future Land Use Plan and does not adequately address the area's compatibility or long-term planning objectives.
Recommended Action::Recommended Action
The Zoning Commission and Professional Planning Staff recommends that the City Council move to approve the proposed map amendment from Limited Commercial (LC) to Light Industrial - Conditional Zoning (LI/CZ) based on the following findings:
• Policy Consistency:
The proposed conditional rezoning is consistent with the City’s adopted 2040 Future Land Use Plan (FLUP), which identifies the area for Office & Institutional and Commercial Strip Redevelopment. The Light Industrial district-when paired with the offered conditions-supports the intent of these designations by reinforcing the continued use of public utility infrastructure within an established service area. The request also advances the City’s Strategic and Compatible Growth objectives (LU-1) by ensuring that essential municipal operations remain functionally integrated into the broader urban framework.
• Contextual Appropriateness:
The rezoning is contextually appropriate and compatible with surrounding land uses. It primarily serves to bring an existing, long-standing municipal facility into conformity with current zoning regulations, without introducing adverse impacts to nearby residential or commercial properties. The proposed conditions ensure that site operations remain well-buffered, environmentally compliant, and visually consistent with the surrounding area.
• Public Interest:
The proposed map amendment clearly advances the public interest by facilitating the continued operation and potential modernization of a critical public utility-the Glenville Lake Water Treatment Facility. Maintaining and enhancing this facility directly supports public health, safety, and welfare by ensuring reliable access to clean water for the residents and businesses of Fayetteville.
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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