TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Demetrios Moutos - Planner I
DATE: June 23, 2025
RE:
Title
Approve P25-20: A request to rezone REID 0435253050000 (no assigned address) from Planned Industrial (M(P)CU) to Light Industrial (LI). The property is owned by Rogers and Breece, Inc. and is represented by Cynthia Smith of Moorman, Kizer & Reitzel, Inc.
end
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 2.1 - To ensure a diverse City tax base
Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
This request proposes the rezoning of a 12.53-acre vacant, wooded parcel from Cumberland County’s Planned Industrial (M(P)CU) designation to the City of Fayetteville’s Light Industrial (LI) zoning district. The site lies within an area of compatible industrial uses near the Fayetteville Regional Airport and is adjacent to other industrially zoned properties.
The rezoning supports ongoing annexation and development efforts and aligns with the 2040 Future Land Use Plan. It enables the development of a specialized manufacturing facility, promotes employment opportunities, and continues an orderly development pattern in a strategically located industrial corridor. Public utilities are available near the site, and no adverse environmental or property value impacts are anticipated.
The Zoning Commission held a legislative hearing for this case on May 8, 2025. Six individuals signed up to speak in support of the request, three of whom addressed the Commission. No opposition was expressed. Following the hearing, the Commission voted unanimously (5-0) to recommend approval of the rezoning.
Background:
Owners: Rogers and Breece, Inc.
Applicant: Cynthia Smith
Requested Action: M(P)CU to LI
REID #: 0435253050000
Status of Property: Vacant and slightly wooded.
Size: ± 12.53 acres
Surrounding Land Use & Zoning:
• North: R10 & R5A - Primarily Open Space
• South: M(P) & LI - Averitt Express/Other Commercial/Industrial Activity
• East: M(P)CU - Vacant/Wooded
• West: M(P) & HI - Phoenix Global Support/FedEx
Letters Mailed: 25
Land Use Plans:
The property lies within an Industrial/Employment Center area under the 2040 Comprehensive Plan and Future Land Use Map, adopted May 26, 2020. This designation supports high-intensity, employment-generating uses such as manufacturing, warehousing, and distribution.
These areas are intended to accommodate nonresidential uses that may generate noise, traffic, or other impacts, while also serving as regional job centers. The proposed LI zoning is a direct match with this vision and will facilitate compatible industrial development.
Issues/Analysis:
History:
Aerial imagery indicates the property has remained undeveloped since at least 1968.
Surrounding Area:
The site is surrounded primarily by industrial or vacant parcels. Active industrial operations are located to the south and west, while residentially zoned open space lies to the north. The location benefits from proximity to transportation infrastructure and compatible land uses.
Rezoning Request:
This is a straight rezoning request from M(P)CU to LI, consistent with Section 30-2.C of the Unified Development Ordinance (UDO), which governs map amendments. The Light Industrial (LI) district supports a wide range of low-impact industrial activities, including light manufacturing, assemble, R&D, and warehousing, with development standards to minimize external impacts.
The rezoning does not impose conditions and will permit all uses allowed in the LI district as specified in the UDO. The site is suitable for this classification given its context, infrastructure access, and land use designation.
Land Use Plan Analysis:
The proposed rezoning aligns with the Future Land Use Plan in the following ways:
• LU-2.1/LU-2.2: Encourages industrial development near transportation access with minimal land use conflict.
• LU-1.4: Reinforces the requirement for annexation and zoning consistency when city services are extended.
• LU-1.6: Supports development served by existing infrastructure.
• General Plan Goals: Promotes regional job growth, discourages leapfrog or strip development, and supports compact, efficient expansion.
The site’s industrial suitability, adjacency to active industrial users, and readiness for annexation ensure compatibility with the City’s growth strategies and economic development priorities.
Consistency and Reasonableness Statements:
The rezoning request supports the long-term development vision outlined in the Future Land Use Plan. It promotes coordinated growth within a designated Industrial/Employment Center and aligns with policy goals for infrastructure efficiency, job creation, and land use compatibility. The request reinforces the City’s intent to foster strategic investment in areas suitable for light industrial operations.
Conclusion:
The proposed rezoning to Light Industrial (LI) is consistent with the City’s adopted Future Land Use Plan and reflects a logical extension of industrial development in a strategically located corridor. It avoids the pitfalls of isolated or incompatible zoning and contributes to Fayetteville’s economic base in an area equipped with necessary infrastructure and services.
Budget Impact:
There is no immediate budgetary impact. However, future tax revenues and economic activity associated with the proposed use will contribute to the City’s long-term fiscal health.
Options:
1. Motion to Approve as Presented (Recommended Action): Move to approve the proposed map amendment to the Light Industrial (LI) district. Based on the findings of fact and evidence presented, the City Council finds the request consistent with the 2040 Future Land Use Plan and the Unified Development Ordinance.
2. Motion to Approve with a More Restrictive Zoning Classification: Move to approve the map amendment to a more restrictive zoning district than originally requested. Based on the evidence, the Council finds such a modification consistent with the City’s Future Land Use Plan, subject to an amended Consistency and Reasonableness Statement.
3. Motion to Deny the Map Amendment: Move to deny the proposed map amendment. Based on the evidence and testimony, the Council finds the request inconsistent with the Future Land Use Plan and not supportive of the City’s land use policy objectives.
Recommended Action:
The Zoning Commission and Planning Staff recommend that the City Council approve the proposed rezoning to the Light Industrial (LI) zoning district, based on the following findings:
• Policy Consistency: The rezoning supports the Future Land Use Plan, aligns with long-range growth strategies, and complies with the Unified Development Ordinance.
• Contextual Appropriateness: The property is located within an industrial corridor, surrounded by compatible uses, and equipped with infrastructure to support the proposed intensity.
• Public Interest: The rezoning facilitates job creation, supports the City’s economic development goals, and reflects a logical expansion of the urbanized industrial area.
Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Plan Map
5. Subject Property
6. Surrounding Property Photos
7. Signed Consistency and Reasonableness Statement