TO: Zoning Commission
THRU: Jennifer C Baptiste - Planning & Zoning Division Manager
FROM: Mikayla Layral - Planner II
DATE: September 8, 2026
RE:Title
P26-43: A request to conditionally rezone a portion of 5649 Bragg Blvd (041911757000) consisting of 30.51 acres ±, owned by MacPherson LLC represented by Allison Long of Samet Properties from Single-Family Residential 6 (SF-6) to Conditional Light Industrial (LI/CZ).
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COUNCIL DISTRICT(S):
Council District(s)
4 - Councilman Dr. D.J. Haire
b
Relationship To Strategic Plan:
Goal II - Responsive City Government Supporting a Diverse & Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
• Objective 2.3: To leverage partnerships for job creation and retention, with a focus on the local and regional workforce to increase per capita income.
• Objective 2.4 - To sustain a favorable development climate to encourage business growth.
Goal III - City Investment in Today & Tomorrow
• Objective 3.2 - To manage the City’s future growth and strategic land use.
Executive Summary:
The case is a request by the owner to conditionally rezone the property located at 5649 Bragg Blvd (041911757000) from Single Family Residential 6 (SF-6) to Conditional Light Industrial (LI/CZ). The applicant proposes to develop a single-story warehouse and distribution facility with approximately 234,000 sq. ft. of floor area.
Background:
Owner: MacPherson LLC
Request: SF-6 to LI/CZ
REID or PIN: 0419117547000
Parcel Size: 30.51 acres ±
Area Proposed to be Rezoned: 25.22 ±
Existing Site Conditions: Vacant lot
Adjacent Zoning:
• North: MR-5 & CC
• South: SF-6 & CC
• East: CC
• West: CC & SF-6
Future Land Use Designation: High Density Residential (HDR), with the 5.29 acre ± portion of the property proposed to be subdivided in the future and not included in the rezoning request designated Neighborhood Mixed Use (NMU).
Public Notice: Notification letters were sent to property owners within 1,000 feet of the subject property, equating to 100 notices sent.
Issues/Analysis:
The subject property is approximately 30.51 acres and is currently split-zoned, with approximately 25.22 acres zoned Single-Family Residential 6 (SF-6) and 5.29 acres zoned Community Commercial (CC). The rezoning request applies only to the 25.22-acre SF-6 portion of the property to Light Industrial Conditional Zoning (LI/CZ) for development of a single-story warehouse and distribution facility containing approximately 234,000 sq. ft. of floor area, with associated office, parking, loading, access, landscaping, and stormwater improvements.
The property is presently vacant and was previously developed as a mobile home park. The remaining approximately 5.29-acre CC portion is shown as a separate parcel on the submitted site plan and is not included in the requested rezoning. The proposed LI/CZ zoning would limit development to the uses and conditions specified in the applicant’s request.
The subject property is located within an area containing a mixture of residential, commercial, and multifamily development. Mixed Residential - 5 and Community Commercial zoning are located to the north across Santa Fe Dr., Single Family Residential-6 and Community Commercial zoning are located to the south, Community Commercial zoning is located to the east, and Community Commercial and Single Family Residential-6 zoning are located to the west.
The LI zoning district is intended to accommodate light manufacturing, processing, distribution, storage, research and development, and similar industrial uses with minimal adverse environmental and visual impacts. Warehousing and distribution are specifically identified as appropriate uses within the district.
The proposed conditional zoning limits the range of permitted uses and establishes site-specific conditions related to building height, building setbacks, lighting, pedestrian improvements, stormwater, and vehicular access.
Specifics of Conditional Zoning
The conditions proposed by the applicant are as follows:
1. Development shall be in general conformance with the conditional site plan submitted, subject to minor modifications approved by the Zoning Administrator/Planning Department.
2. Permitted uses shall be limited to warehouse and distribution and accessory uses. Data centers shall be prohibited.
3. Maximum building height shall not exceed 50 feet.
4. The building setback shown on the conditional site plan shall be maintained from any property line adjoining a residential district, school, or child care center. Required setbacks are: north - 156.2 ft; south - 460.6 ft; east - 46.8 ft; west - 250 ft; as applicable per side.
5. Site lighting along the residential property line shall not be present or be full cutoff and directed downward and away from adjoining residential property.
6. A 5-foot concrete sidewalk shall be constructed along the Santa Fe Drive frontage as shown.
7. Stormwater shall be managed on site in accordance with City requirements.
8. Vehicular access shall be provided as shown on the conditional site plan, subject to City and NCDOT approval
The proposed conditions limit the scope of the requested LI zoning and establish site-specific requirements for the proposed development, including limitations on permitted uses, building height, building setbacks, lighting, pedestrian improvements, stormwater, and vehicular access.
Warehouse Use-Specific Standards
The proposed warehouse and distribution use is subject to the use-specific standards in Section 30-4.C.5.d.2 of the UDO. These standards require the use to be located at least 500 ft. from any residential district, school, or child care center and establish additional requirements related to storage areas, outdoor storage, site circulation, and access.
Condition #4 establishes site-specific building setbacks from property lines adjoining a residential district, school, or child care center. The required setbacks are 156.2 ft. to the north, 460.6 ft. to the south, 46.8 ft. to the east, and 250 ft. to the west, as applicable per side. These setbacks establish the required building separation for the conditional rezoning in lieu of the 500 ft. separation otherwise applicable to the warehouse use.
Land Use Plan Analysis
The Future Land Use Map designates the subject property predominantly High Density Residential (HDR), with a portion of the property proposed to be subdivided in the future and not included in the rezoning request designated Neighborhood Mixed Use (NMU). The proposed LI/CZ zoning and warehouse/distribution use are therefore not directly consistent with the HDR Future Land Use Map designation. The applicant acknowledges this inconsistency. The FLUP directs the City to evaluate rezoning requests based on the Future Land Use Map in conjunction with the goals, policies, and strategies of the plan.
An Employment Center (EC) Future Land Use designation is located across Santa Fe Dr. to the north of the subject property. The surrounding area also includes Office & Institutional (OI), Neighborhood Improvement Residential (NIR), and Neighborhood Mixed Use (NMU) Future Land Use designations. The surrounding designations reflect a transition between residential, mixed-use, institutional, and employment-oriented areas. The EC designation across Santa Fe Dr. provides context for considering employment-oriented use on the subject property.
The property is served by existing water, sewer, natural gas, and electric infrastructure. The proposed development would utilize existing infrastructure rather than require the extension of services into an unserved area, consistent with FLUP Policy LU-1.6. The request also supports the FLUP’s economic development objectives through the proposed employment-generating use, with the applicant anticipating approximately 100 full-time positions, consistent with FLUP Policy LU-2.3.
The property was previously developed as a mobile home park and has remained vacant since at least 2010. The FLUP was adopted in June 2020, and no residential development has been proposed on the property since adoption of the current Future Land Use Map designation. The property’s long-term vacancy and existing infrastructure provide additional context for consideration of an alternative future land use for the property.
The conditional nature of the request provides additional site-specific limitations on the proposed development. The applicant proposes to limit permitted uses to warehouse and distribution and accessory uses and prohibit data centers. The applicant also proposes a 50 ft. maximum building height, restrictions on lighting along the residential property line, and specific building setbacks from property lines adjoining residential districts, schools, or child care centers. Condition #4 requires building setbacks of 156.2 ft. to the north, 460.6 ft. to the south, 46.8 ft. to the east, and 250 ft. to the west, as applicable per side. These site-specific setbacks provide separation between the proposed warehouse and surrounding residential development and support FLUP Policy LU-4.2. The applicant further proposes a 5 ft. sidewalk along Santa Fe Dr., on-site stormwater management, and vehicular access subject to City and NCDOT approval.
While the proposed LI/CZ zoning is not directly consistent with the HDR Future Land Use Map designation, the request supports applicable FLUP policies, including LU-1.6, LU-2.3, and LU-4.2. The request would utilize existing infrastructure, provide employment opportunities, and incorporate site-specific measures to address compatibility with adjacent residential development. The EC designation across Santa Fe Drive, the property’s long-term vacancy and existing infrastructure, and the surrounding mixture of residential, commercial, multifamily, and institutional uses provide additional context for consideration of an alternative future land use for the property. Based on these factors, staff finds that the request is generally consistent with the broader goals and policies of the FLUP and reasonable based on the specific circumstances of the property and proposed conditions.
Budget Impact:
Approval or denial of the requested map amendment does not create immediate and direct impacts on the budget other than the collection of the application fee and cost for relevant staff. If the request is approved there will be indirect impacts on city budget via alterations to property taxes through status change and increased business potential.
Options:
• Approval (Recommended Action):
Recommend approval of the application based on the evidence submitted and the consistency with the Future Land Use Plan as outlined by the attached Consistency and Reasonableness Statement but subject to the conditions presented within the application.
• Approval, but with revised conditions
Recommend approval of the application based on the evidence submitted and the consistency with the Future Land Use Plan as outlined by the attached Consistency and Reasonableness Statement but subject to any revised conditions agreed to by the applicant, in writing.
• Denial
Deny the application based on the evidence submitted and inconsistency with the Future Land Use Plan.
Recommended Action::Recommended Action
The Professional Planning Staff recommends that the Zoning Commission recommend to City Council a motion to APPROVE the request as presented - to conditionally rezone approximately 25.22 acres at 5649 Bragg Blvd (0419117547000) from Single-Family Residential (SF-6) to Conditional Light Industrial (LI/CZ) with the following conditions:
1. Development shall be in general conformance with the conditional site plan submitted, subject to minor modifications approved by the Zoning Administrator/Planning Department.
2. Permitted uses shall be limited to warehouse and distribution and accessory uses. Data centers shall be prohibited.
3. Maximum building height shall not exceed 50 feet.
4. The building setback shown on the conditional site plan shall be maintained from any property line adjoining a residential district, school, or child care center. Required setbacks are: north - 156.2 ft; south - 460.6 ft; east - 46.8 ft; west - 250 ft; as applicable per side.
5. Site lighting along the residential property line shall not be present or be full cutoff and directed downward and away from adjoining residential property.
6. A 5-foot concrete sidewalk shall be constructed along the Santa Fe Drive frontage as shown.
7. Stormwater shall be managed on site in accordance with City requirements.
8. Vehicular access shall be provided as shown on the conditional site plan, subject to City and NCDOT approval
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Attachments:
1. Application
2. Aerial Notification Map
3. Current Zoning Map
4. Future Land Use Map
5. Site Pictures (Subject Site)
6. Site Pictures (Surrounding Properties)
7. Consistency and Reasonableness Statements
8. Site Plan