TO: Mayor and Members of City Council
THRU: Zoning Commission
FROM: Craig Harmon, Senior Planner
DATE: July 8, 2025
RE:
Title
P25-36: A request to rezoning property from Residential MR-5 to Industrial & Conservation LI & CD at Unaddressed Country Club & Distribution Dr. (REID #0429534492000) owned by PELICAN PROPERTY HOLDINGS LLC;CJR PROPERTY HOLDINGS LLC;K&JS PROPERTIES LLC.
end
COUNCIL DISTRICT(S):
Council District(s)
3 - Mario Benavente
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:
Zoning Commission Action Requested
The Zoning Commission is requested to receive the recommendation from the Professional Planning Staff and approve the rezoning request as part of the legislative agenda items.
Rezoning Request Summary
The applicant has submitted a request to rezone a 123.48-acre parcel located at the intersection of Country Club Drive and Distribution Drive, from Mixed Residential 5 (MR-5) to Light Industrial (LI) and Conservation District (CD). The proposed rezoning would allow for appropriate industrial development in alignment with the Future Land Use Plan, while preserving environmentally sensitive areas by designating land within the floodplain as Conservation District (CD).
Background:
Owner: PELICAN PROPERTY HOLDINGS LLC;CJR PROPERTY HOLDINGS LLC;K&JS PROPERTIES LLC
Applicant: Lorie Epler
Requested Action: MR-5 to LI & CD
REID #: 0429534492000
Council District: 7 - Brenda McNair
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 imagery, the subject property has remained undeveloped since at least 1968. As illustrated on the attached contour map, a significant portion of the site is constrained by topographic challenges. However, the most suitable area for development is a relatively flat section located directly north of the adjacent mobile home park. This area was cleared between 2010 and 2012.
Surrounding Area
The surrounding area includes a mix of residential and industrial uses. Immediately to the north and east lies vacant land, consisting primarily of the former Rose Lake lakebed. To the south and west is Whispering Pine Village, a mobile home park. Additionally, the southeast portion of the area is characterized by industrial operations, including Healy Wholesale, Steel Fab, and Atlantic Emergency Solutions.
Land Use Plan
The Future Land Use Map and Plan designates this general area for Industrial/Employment Center development. This classification supports high-intensity, nonresidential uses with the potential for significant impacts or nuisances. Typical uses include regional employment hubs, large-scale industrial facilities, and business parks.
Consistency and Reasonableness
The Future Land Use Plan outlines specific goals, policies, and implementation strategies that support strategic and compatible growth. This application is consistent with those objectives and aligns with the intent of the Land Use Plan, as detailed in the attached Consistency and Reasonableness Statement.
Conclusion
The Future Land Use Plan recommends the subject property, along with adjacent parcels to the southwest, be developed as an Industrial/Employment Center. This recommendation supports and complements the existing industrial uses along Distribution Drive and is consistent with the long-term vision for the area.
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 map amendment to LI and CD 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. 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.
3. 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:
The Professional Planning Staff recommends that the Zoning Commission forward a recommendation of approval for the proposed zoning map amendment to Light Industrial (LI), and Conservation District (CD), based on the following findings:
• 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.
Attachments:
1. Plan Application
2. Aerial Notification Map
3. Zoning Map
4. Land Use Plan Map
5. Subject Property
6. Surrounding Property Photos
7. Contours
8. Consistency and Reasonableness Statement