TO: Zoning Commission
THRU: Jennifer C Baptiste
FROM: Jennifer C Baptiste
DATE: November 10, 2026
RE:Title
P26-50. A request to initially zone an unaddressed parcel at Aviation Parkway (REID #0435351120000) consisting of 11.80 acres ±, owned by City of Fayetteville, represented by Roger Hunt, from county Conditional Planned Industrial M(P)CU to city Light Industrial (LI).
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COUNCIL DISTRICT(S):
Council District(s)
2 - Malik Davis
b
Relationship To Strategic Plan:
Goal I: Safe & Secure Community
Objective 1.1 - To fully prepare for emergency and disaster response.
Goal II: Economic & Strategic Growth
• Objective 2.1 - To ensure a diverse City tax base.
Objective 2.4 - To sustain a favorable development climate to encourage business growth.
Executive Summary:
The subject property is currently owned by the City of Fayetteville and is located off of Aviation Drive.
The applicant is requesting to rezone the parcel from Cumberland County zoning M(P)CU to the City of Fayetteville’s Light Industrial (LI) zoning district. The parcel will also be the subject of an annexation petition (AX26-03).
Background:
Owner: City of Fayetteville.
Applicants: Roger Hunt
Requested Action: Rezoning from Cumberland County Conditional Planned Industrial M(P)CU to City of Fayetteville Light Industrial (LI).
Status of Property: Property is undeveloped and located behind another City of Fayetteville property.
Size: 11.80 acres ±
Surrounding Land Use & Zoning:
• North: Cumberland County Planned Industrial District ((M(P)) - Undeveloped
Cumberland County Residential (R5A) - Undeveloped
• South: Cumberland County Planned Industrial District (M(P)) - Manufacturing Plant
City of Fayetteville Light Industrial (LI) - Undeveloped
• West: City of Fayetteville Light Industrial (LI) - Manufacturing Plant
• East: City of Fayetteville M/A - Military Airport
Letters Mailed: The area was subject to a 1,000 foot radius resulting in 34 postcards being sent.
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 of Fayetteville-and those within its Municipal Influence Area (MIA)-are guided by the land use policies and long-range development vision outlined in the Plan.
The subject property and area are designated as Employment Center (EC). Employment Center (EC) is designated as “high intensity nonresidential uses with high impact or likelihood for nuisance. Regional employment centers including larger industrial uses or business parks.”
Issues/Analysis:
History:
According to Deed Book 12604 Page 0509, the property was deeded to the City of Fayetteville on August 18, 2026. The property is currently undeveloped and is in the Airport Overlay.
Map Amendment (Initial Zoning):
Section 30- 2. C. 1 of Fayetteville’s Unified Development Ordinance outlines the process for amending the Official Zoning Map through a rezoning (map amendment). The City Council holds the authority to approve such amendments, which may be initiated by city boards, officials, or eligible applicants. Down-zoning initiated by third parties is prohibited without the written consent of affected property owners, in accordance with state law. Rezoning applications accompanied by applicant-proposed conditions are treated as Conditional Rezonings and follow a separate review process. The standard review process includes staff analysis, potential input from the Historic Resources Commission, a public hearing, recommendation by the Zoning Commission, and final consideration by the City Council. The Zoning Commission and the City Council must adopt a consistent statement confirming whether the proposed amendment aligns with city-adopted plans and a reasonableness statement justifying the decision based on compatibility, community needs, and environmental impact. Once approved, rezoning actions do not expire but are subject to future amendments.
Straight Zoning:
The request is for a straight zoning from Cumberland County zoning of Conditional Planned Industrial (M(P)CU) to the City of Fayetteville’s Light Industrial (LI). The Light Industrial district is “established and intended to accommodate light manufacturing, assembly, fabrication, processing, distribution, storage, research and development, and other industrial uses that are small-scale or otherwise have minimal exterior movement of vehicles, materials, and goods, as well as few or minimal adverse environment and visual impacts.”
The reclassification of land to a straight zoning district allows all of the uses that are shown in the Use Table as permitted including Government Offices. The City Council may not consider conditions or restrictions on the range of allowable uses, use standards, development intensities, development standards, and other regulations that are applicable.
Land Use Plan Analysis:
The subject property is designated as Employment Center (EC) on the City’s 2040 Future Land Use Map, adopted in May 2020. Development of this property into a Government Office is consistent with the intent and guiding policies of the Future Land Use Plan.
The initial zoning to LI matches the general intent of the Future Land Use Plan and the Unified Development Ordinance. This fulfills key strategies outlined in the Plan’s Strategic, Compatible Growth policies (LU-1 and LU-5), which encourage growth in areas served by infrastructure, support reinvestment in established neighborhoods, and improve gateways.
Consistency and Reasonableness Statements:
The proposed initial zoning from Cumberland County zoning (M(P)CU) to Light Industrial is consistent with the City of Fayetteville’s 2040 Future Land Use Plan. The request aligns with the Plan’s goals to support nonresidential development.
Budget Impact:
The proposed initial zoning is expected to continue development in the area, with minimal new infrastructure or service demands while taking unused properties and encouraging development.
Options:
1. Recommend Approval as Presented (Recommended Action): Based on the evidence presented, the Zoning Commission recommends approving the initial zoning from Cumberland County Planned Industrial/Conditional Use (M(P)CU) to City of Fayetteville Light Industrial (LI).
2. Recommend Approval, but to a more restrictive district: Recommend approval of the initial zoning from Cumberland County Planned Industrial/Conditional Use (M(P)CU) to City of Fayetteville Light Industrial (LI).
3. Recommend Denial of the Application: Recommend denial of the proposed initial zoning. Based on the evidence and testimony provided during the legislative hearing, the Commission finds that the requested initial 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 Professional Planning Staff recommends that the Zoning Commission recommend approval of the proposed map amendment rezonings as consistent with the Future Land Use Plan.
Based on the following findings:
• Policy Consistency: The proposed rezoning is consistent with the City’s adopted 2040 Future Land Use Plan (FLUP), which designates the area for Employment Center (EC). The rezoning advances Strategic, Compatible Growth goals identified in policies LU-1 and LU-5.
• Contextual Appropriateness: The proposed LI zoning is consistent and enhances the adjacent areas.
• Public Interest: The request will involve new construction or site modifications and will not increase demands on public infrastructure or services and will not adversely impact public health, safety, or general welfare.
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Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Map
5. Subject Properties
6. Surrounding Property Photos
7. Consistency and Reasonableness Statement