TO: Mayor and Members of City Council
THRU: Kelly Strickland - Assistant City Manager
Dr. Gerald Newton, AICP - Development Services Director
FROM: Craig Harmon, Senior Planner
DATE: August 11, 2025
RE:
Title
Approve 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 received and reviewed the recommendation of the Professional Planning Staff and approved the proposed rezoning request as part of the legislative agenda. It now moves to the City Council for final action.
Rezoning Request Summary
The applicant is requesting 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 facilitate appropriate industrial development in accordance with the Future Land Use Plan, while also preserving environmentally sensitive areas by designating floodplain portions of the site as Conservation District.
A legislative hearing for this case was held on July 8, 2025. Following the hearing, the Zoning Commission voted 4-0 to recommend approval of the rezoning request.
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 shown on the attached contour map, a significant portion of the site presents topographic challenges. However, the most suitable area for development is a relatively flat section located directly north of the adjacent Whispering Pine Village mobile home park. This area was cleared between 2010 and 2012.
Surrounding Area
The surrounding area features a mix of residential and industrial uses. Immediately to the north and east is vacant land, largely comprising the former Rose Lake lakebed. To the south and west lies Whispering Pine Village, a mobile home park. The southeastern portion of the area is developed with industrial operations, including Healy Wholesale, Steel Fab, and Atlantic Emergency Solutions.
Land Use Plan
The Future Land Use Map and Plan designates this area for Industrial/Employment Center development. This designation supports high-intensity, nonresidential uses that may generate significant impacts or nuisances. Typical uses include regional employment hubs, large-scale industrial facilities, and business parks.
Consistency and Reasonableness
The application is consistent with the adopted Future Land Use Plan, which includes goals, policies, and implementation strategies designed to encourage strategic and compatible growth. The proposed use aligns with the vision for this area and supports the intent of the plan, as outlined in the attached Consistency and Reasonableness Statement.
Conclusion
The Future Land Use Plan recommends that the subject property, along with adjacent parcels to the southwest, be developed as an Industrial/Employment Center. This recommendation complements existing industrial development along Distribution Drive and reinforces the area’s long-term development strategy.
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. Approve 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. Approve 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. Deny 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 Zoning Commission and Professional Planning Staff recommend that the City Council approve the proposed zoning map amendment to Light Industrial (LI) and Conservation District (CD) based on the following findings:
• Consistency with Adopted Plans: The proposed amendment is consistent with the goals, policies, and objectives outlined in the Future Land Use Plan (FLUP) and complies with the intent and provisions of the Unified Development Ordinance (UDO).
• Appropriateness of Zoning Classification: The permitted uses and development standards associated with the Light Industrial (LI) zoning district are appropriate for the subject site, given its location, surrounding zoning designations, and existing land use context.
• No Adverse Impacts: There are no anticipated negative impacts on public health, safety, morals, or general welfare as a result of the proposed rezoning.
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