TO: Mayor and Members of City Council
THRU: Jodi Phelps - Assistant City Manager
Gerald Newton - Development Services Director
Jennifer Baptiste - Planning & Zoning Division Manager
FROM: Craig Harmon, Senior Planner
DATE: June 22, 2026
RE:Title
AX26-01: Request to annex property located at 230 W MOUNTAIN DR (REID#s 0426909378000 & 0426907043000) on lots totaling 6.01 acres owned by PATRIOT HAULING LLC.Title
end
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Davis
b
Relationship To Strategic Plan:
Goal II - Diverse & Viable Economy
• Broadens the tax base by allowing commercial and mixed-use activity on already-serviced land, improving taxable value per acre relative to low-density residential patterns.
• Encourages private reinvestment and small-business growth through predictable zoning that supports neighborhood-serving enterprises.
• Maximizes use of existing streets and utilities, improving return on prior public infrastructure investments.
Goal III - Invested in Today & Tomorrow (Strategic Growth & Land Use)
• Directs reinvestment to an infill location contiguous with existing development and utility networks, reducing greenfield pressure and supporting compact, connected growth.
• Aligns with Comprehensive Plan objectives promoting neighborhood-scale commercial and service uses near established residential areas.
• Encourages integrated site design that provides shared access, landscaping, stormwater best-management practices, and pedestrian connectivity.
Goal IV - Live, Work, & Recreate (Neighborhood Revitalization & Housing Choice)
• Expands access to everyday goods and services within walking or short-drive distance of existing homes, strengthening neighborhood self-sufficiency.
• Supports corridor vitality by adding small businesses and employment opportunities near residential areas.
• Advances complete-neighborhood principles by balancing residential, commercial, and civic uses within close proximity.
Goal VI - Collaborative & Trusted Government
• Advances transparent, predictable decision-making through a legislative rezoning that applies uniform, citywide standards for the NC district.
Promotes interdepartmental coordination among Planning, Engineering, Stormwater, and Public Works to ensure capacity, access, and safety are addressed at site design and permitting stages.
Executive Summary:
The property owner has submitted a request to annex and establish initial zoning for a tract of approximately six (6+) acres located at 230 W. Mountain Drive, proposing a designation of CC - Community Commercial. The site is currently undeveloped and is zoned for commercial use under the County’s jurisdiction.
The proposed development consists of a U-Haul Moving and Storage facility, which would include a combination of indoor storage units and outdoor storage areas. The request is intended to bring the property into the City’s jurisdiction while aligning zoning with the proposed commercial use and supporting services.
Background:
Owner: Kristi Hammond, PATRIOT HAULING LLC
Applicant: Stephany Sheekey
Requested Action: Initial zoning to CC (Community Commercial)
REID #: 0426909378000 & 0426907043000
Property Address: 230 W Mountain Dr, Fayetteville, NC
Status of Property: Undeveloped
Size: ±6.01 acres
Adjoining Land Use & Zoning
• North: R6A - County Residential
• South: R10 - County Residential
• East: CC - Colony Tire & Service on HWY 301
• West: C3 - County Commercial
Notices Mailed: 110 property owners within a 1,000-foot radius
Issues/Analysis:
Staff has reviewed the applicant’s responses in relation to the standards for map amendments outlined in the Fayetteville Unified Development Ordinance (UDO), as well as the City’s adopted Future Land Use Plan, which designates this area as Neighborhood Improvement.
Changed Conditions (UDO Consistency):
The applicant has indicated that no changed conditions exist that would necessitate the amendment. Staff concurs that there have been no significant shifts in land use patterns, infrastructure, or policy direction that would independently support a rezoning. In the absence of changed conditions, greater emphasis must be placed on plan consistency and compatibility with surrounding uses.
Community Need:
The applicant has identified a market demand for additional storage based on capacity constraints at an existing nearby facility. While this may demonstrate a business or market need, the UDO and adopted plans require consideration of broader community need. Self-storage facilities are generally considered low-intensity, limited-employment uses and do not directly advance neighborhood-serving commercial activity typically envisioned within Neighborhood Improvement areas.
Compatibility with Surrounding Uses and Appropriate Zoning:
The applicant notes that similar uses exist on adjacent properties. While proximity to an existing use can support compatibility, staff notes that the Neighborhood Improvement classification is intended to support reinvestment in existing residential areas, with a focus on enhancing neighborhood stability, housing quality, and compatible infill development. The proposed CC - Community Commercial zoning district allows for a wide range of commercial uses, many of which may not be compatible with the surrounding residential context. Additionally, self-storage and outdoor storage uses often present challenges related to visual character, limited street activation, and buffering requirements.
Logical and Orderly Development Pattern:
Although the subject property is contiguous to previously annexed and developed properties, staff finds that the proposed use does not strongly contribute to a cohesive or pedestrian-oriented development pattern. Self-storage facilities are typically inward-facing and do not promote the type of neighborhood integration or mixed-use character encouraged within Neighborhood Improvement areas.
Premature Development:
Staff agrees that the request does not constitute premature development, as the surrounding area is largely developed and infrastructure is available.
Strip Commercial Development:
The proposed use is not characteristic of strip-style commercial development. However, staff notes that it does not contribute to a traditional commercial node or corridor that supports neighborhood-serving retail or services.
Impacts on Property Values:
The applicant asserts no adverse impacts on surrounding property values. Staff notes that while self-storage facilities are not inherently detrimental, their design, screening, and operational characteristics can influence perceptions of adjacent residential areas. Proper buffering and site design would be critical to mitigating potential impacts.
Environmental Impacts:
The applicant indicates that all environmental requirements will be met. Staff concurs that compliance with applicable regulations will address direct environmental impacts; however, site design, stormwater management, and buffering will be important considerations during subsequent development review.
Conclusion:
The request is consistent with adjacent uses and does not represent premature development, staff finds that the proposed zoning and use are consistent with the City’s Future Land Use Plan designation of Neighborhood Improvement. The proposed use does support the plan’s emphasis on neighborhood revitalization, compatible infill, and enhancement of residential character. As such, careful consideration should be given to the scale, design, and conditions of the proposed development to ensure compatibility with the surrounding area.
Budget Impact:
The proposed annexation and development are not anticipated to have a significant immediate impact on the City’s operating budget. The project would add to the City’s tax base through real property and potential business-related revenues; however, as a self-storage facility, it is a relatively low-employment use and is not expected to generate substantial ongoing economic activity compared to other commercial developments. Public infrastructure and service demands are expected to be minimal and can be accommodated by existing systems, though the City will incur standard costs associated with service provision, maintenance, and administrative oversight. Overall, the long-term fiscal impact is expected to be modestly positive.
Options:
1. Adopt the annexation ordinance with an effective date of June 22, 2026 (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 AX26-01, annexing approximately 6.01acres located at unaddressed W. Mountain Drive and unaddressed Gillespie Street (HWY 301) (REID#s 0426909378000 & 0426907043000) into the corporate limits, effective June 22, 2026.
end
Attachments:
1. AX26-01 Annexation Petition
2. Appendix A
3. Aerial Notification Map
4. Legal Description
5. Basic Information Sheet
6. Certification of Sufficiency - AX26-01
7. AX26-01 Unsigned Ordinance
8. Subject Property
9. Surrounding Properties
10. PowerPoint