TO: Mayor and Members of City Council
THRU: Jodi Phelps - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
Jennifer C Baptiste, CZO - Planning & Zoning Division Manager
FROM: Craig Harmon - Senior Planner
DATE: August 24, 2026
RE:Title
Approve P26-31: A request from Cynthia Smith of Moorman, Kizer & Reitzel, Inc representing SteelFab to rezone the ±123.48 [Revised to 61] acres at Unaddressed Country Club & Distribution Dr (042953449200) from Light Industrial (LI) and Conservation District (CD) to Heavy Industrial (HI) - [Revised to meet the Planning Commission’s recommendation to only rezone 61+/- acres to HI retaining the existing CD district as well].Title
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COUNCIL DISTRICT(S):
Council District(s)
3 - Dr. Antonio Jones
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:
The Zoning Commission held a legislative hearing on the application on July 14, 2026. Following the hearing, the Commission voted to recommend approval of a reduced rezoning area of approximately 61 acres of the 123-acre parcel. The applicant agreed to the reduction in the proposed rezoning area. The area to be rezoned can be seen on the “Revised Area to be Rezoned” map which is attached.
Rezoning Request Summary
The applicant has submitted a request to rezone approximately 123.48 acres (revised to 61 acres) located at the intersection of Country Club Drive and Distribution Drive from Light Industrial (LI) and Conservation District (CD) to Heavy Industrial (HI). The proposed rezoning is intended to facilitate industrial development that is generally consistent with the 2040 Future Land Use Plan. However, Professional Planning Staff recommends that the portion of the property currently zoned Conservation District (CD) remain unchanged in order to preserve environmentally sensitive areas and maintain consistency with the purpose and intent of the Conservation District. Accordingly, staff recommends approval of the rezoning request only for the portion of the property currently zoned Light Industrial (LI), while retaining the existing Conservation District (CD) zoning.
Background:
Owner: Pelican Property Holdings LLC; CJR Property Holdings LLC;K&JS Properties LLC
Applicant: Cynthia Smith of Moorman, Kizer & Reitzel, Inc representing SteelFab
Requested Action: LI & CD to HI
REID #: 0429534492000
Council District: 3 - Dr. Antonio Jones
Status of Property: Vacant
Size: 123.48-acres
Adjoining Land Use & Zoning:
• North: SF-10 & LI - Vacant
• South: SF-6, CC & LI - Mobile Home Park, Warehousing, and Industrial Uses
• East: SF-10 - Rose Lake, Lakebed
• West: SF-6, CC & LI - Mobile Home Park, Warehousing, and Industrial Uses
Annual Average Daily Traffic: Country Club Dr: 24,000
Letters Mailed: 248
Issues/Analysis:
History
According to Cumberland County GIS aerial imagery, the subject property has remained largely undeveloped since at least 1968. As illustrated on the attached contour map, a substantial portion of the site is constrained by steep topography and environmental features, limiting its development potential. The most suitable area for future development is a relatively level portion of the property located immediately north of the adjacent mobile home park. Cumberland County GIS imagery indicates this area was cleared between 2010 and 2012 in anticipation of future development.
Surrounding Area
The surrounding area is characterized by a mix of industrial, residential, and undeveloped land uses. Vacant land associated with the former Rose Lake lakebed lies immediately to the north and east of the subject property. Whispering Pine Village, a manufactured home community, is located to the south and west. Existing industrial uses are concentrated to the southeast along Distribution Drive and include Healy Wholesale, Steel Fab, and Atlantic Emergency Solutions. This pattern of development reflects the transition between established industrial operations and nearby residential uses.
Land Use Plan
The 2040 Future Land Use Plan designates the subject property as Industrial/Employment Center. This designation is intended to accommodate high-intensity, nonresidential development that may generate significant traffic, noise, or other operational impacts while serving as major employment centers. Appropriate land uses include manufacturing, warehousing, distribution facilities, business parks, and other industrial and employment-generating uses.
Consistency and Reasonableness
The proposed rezoning is generally consistent with the goals, policies, and implementation strategies of the 2040 Future Land Use Plan. The requested Heavy Industrial zoning would further the Plan's objective of concentrating industrial development within designated employment centers, where infrastructure and surrounding land uses can better support such activities. Staff finds the request to be reasonable and in the public interest, provided the existing Conservation District remains in place to protect environmentally sensitive portions of the site. Additional findings are contained in the attached Consistency and Reasonableness Statement.
Conclusion
The 2040 Future Land Use Plan envisions the subject property and adjacent parcels to the southwest as part of an Industrial/Employment Center. The proposed rezoning supports this long-term vision by allowing industrial development in an area already characterized by existing industrial uses along Distribution Drive. Professional Planning Staff finds the request to be consistent with the Future Land Use Plan and recommends approval of the rezoning for the portion of the property currently zoned Light Industrial (LI), while retaining the existing Conservation District (CD) zoning to preserve environmentally sensitive areas and maintain consistency with the intent of the Conservation District.
Budget Impact:
There is not an immediate budgetary impact but there will be an economic impact associated with this rezoning that will occur due to taxes collected in the future.
Options:
1. Approval of the amended map amendment to HI and retaining the current CD area as presented based on the evidence submitted and finds that the rezoning is consistent with the Future Land Use Plan as demonstrated by the attached consistency and reasonableness statement (recommended)
2. Approval of the map amendment to HI based on the evidence submitted and finds that the rezoning is consistent with the Future Land Use Plan as demonstrated by the attached consistency and reasonableness statement
3. Recommends approval of the map amendment to a more restrictive zoning district based on the evidence submitted and finds that the map amendment would be consistent with the Future Land Use Plan and an amended consistency statement.
4. Denies the map amendment request based on the evidence submitted and finds that the map amendment is inconsistent with the Future Land Use Plan.
Recommended Action::Recommended Action
The Zoning Commission and Professional Planning Staff recommend that the City Council approve the proposed rezoning of 61 acres which is intended to facilitate industrial development that is generally consistent with the 2040 Future Land Use Plan. The Professional Planning Staff recommends that the portion of the property currently zoned Conservation District (CD) remain unchanged in order to preserve environmentally sensitive areas and maintain consistency with the purpose and intent of the Conservation District. Accordingly, staff recommends approval of the rezoning request only for the portion of the property currently zoned Light Industrial (LI), while retaining the existing Conservation District (CD) zoning.
• The proposed amendment is consistent with the policies and objectives set forth in the Future Land Use Plan (FLUP) and the Unified Development Ordinance (UDO).
• The permitted uses and development standards associated with the Light Industrial zoning classification are appropriate for this location, given the existing zoning designations and surrounding land uses.
• There are no identified adverse impacts on public health, safety, morals, or general welfare resulting from the proposed zoning change.
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Attachments:
1. Revised Area to be Rezoned
2. Application
3. Aerial Notification Map
4. Zoning Map
5. Land Use Plan Map
6. Subject Property
7. Surrounding Property Photos
8. Consistency and Reasonableness Statement