Chatham County, NC - File #: 25-0293

• File #: 25-0293
• Version: 1
• Type: Resolution
• Status: Approval of Agenda and Consent Agenda
• File created: 6/2/2025
• In control: Planning
• On agenda: 6/16/2025
• Title: Vote to adopt an ordinance and resolution approving a legislative rezoning request by TIP Gateway LLC on Parcel 5841 and 66974 on approximately 18.81 acres, located at 680 Pea Ridge Rd., from R-1 Residential to GU RB, General Use Regional Business, Cape Fear Township
• Indexes: Comp Plan Goal 4: Diversify the tax base and generate more high-quality, in-county jobs to reduce dependence on residential property taxes, create economic opportunity and reduce out-commuting.
• Related files: 25-0152

Title

Vote to adopt an ordinance and resolution approving a legislative rezoning request by TIP Gateway LLC on Parcel 5841 and 66974 on approximately 18.81 acres, located at 680 Pea Ridge Rd., from R-1 Residential to GU RB, General Use Regional Business, Cape Fear Township

Abstract

Introduction & Background: A legislative public hearing was held on April 21, 2025. Planning staff presented the application to the Board. Mike Dasher, applicant representative, was available for any questions by the Board. There were no comments or questions from the Board or the public.
                     

Discussion & Analysis: When considering a general use rezoning, all uses listed in Section 10.13 of the Chatham County Zoning Ordinance listed under the proposed zoning classification are permitted by right or require a special use permit. Uses listed as SUP³ are permitted uses by right if connected to public water and sanitary sewer. However, due to possible limitations such as wastewater capacity, access to public utilities, impervious surface area limits, etc., not all uses are feasible. The decision to approve a general use rezoning shall be determined by the following criteria.

1.                     Any alleged error in the Ordinance, if any, which would be remedied by the proposed amendment. No errors in the Ordinance are being made.

2.                     The changed or changing conditions, if any, make the proposed rezoning reasonably necessary.

Below is the current Zoning map of the area and the subject properties are outlined in yellow

The property is located within an area that has seen several rezonings to non-residential use over the last few years mostly after the Vinfast announcment. The applicant noted that the Moncure Mega/Triangle Innovation Point site includes a new FedEx distribution facility, a proposed electric vehicle manufacturer, and other existing business and industrial uses in close proximity to these parcels, makes this the proper area for allowing supporting services.

The rezoning of the parcels could provide increased tax revenue for the county and provide employment opportunities for locals.

3.                     The manner in which the proposed rezoning will carry out the intent and purpose of the adopted Land Use Plan or part thereof.

Below are screenshot of the Future Land & Conservation Plan map and the Plan Moncure map

The comprehensive map shows the parcels within the Rural node in between two Employment Center nodes. The Moncure Plan shows the parcels within the Employment Center node.

•                     Chapter 3, Goal 3 CLUP - the rezoning supports lessening infrastructure burdens and long-term cost of providing services, it reinforces the area of commercial centers to the county and meets the incentive of locating up to 70% of new development within designated county centers.

•                     Chapter 3, Goal 4 CLUP - rezoning can diversify the tax base, create employment opportunities, create economic opportunity, and reduce out-commuting.

•                     Pg 39 Plan Moncure - rezoning within an Employment Center makes this a target for future job generating uses. It includes a mix of offices, supporting retail, restaurants, industry, and other such uses. An end-user has not been identified at this time therefore, the exact type of supporting business is not known.

4.                     Other factors/reasons for supporting the rezoning request. Although an end-user has not been identified, the opportunity for employment, tax revenue, and supporting the community, the rezoning of these parcels would be the first step in complying with the adopted land use plans. All factors cannot be assessed but all county, state, or federal laws and regulations will be complied with if the property is rezoned and a use is identified.

NCDOT has plans to improve Pea Ridge Rd. The map of the proposed configuration is below. However, it is important to note this plan may change in the future and should not be taken as final.

5.                     All other information required on this application or as offered by the applicant in support of the request. At the moment the property will be served by Chatham County Water until such time that Tri River takes over the system. The site will utilize on-site septic system until which time Tri River may offer connection to a public sanitary sewer line. Until and end-user is identified, capacity needs are not known.

Parcel 5841 is split between the RCSA and WSIV-PA watershed districts. The RCSA area is limited to 36% BUA without curb and gutter, 24% with, but does have the option to go to 50% with an approved SNIA (special non-residential intensity allocation). The WSIV-PA area is limited to no more than 36% BUA without curb and gutter, 24% with.

Below is the Watershed Map

Below are the USGS and NRCS maps

Any water features found on the property will be required to meet any required buffers as regulated by the Watershed Protection Department before any land disturbing activity can begin.

Stormwater and Erosion Control measures are to be reviewed and approved by the Watershed Protection Department before any land disturbing activity and shall follow all stated regulations. There are no floodable areas noted on the parcels.

How does this relate to the Comprehensive Plan: This rezoning can diversify the tax base, create employment opportunities, create economic opportunity, and reduce out-commuting as encouraged by the LUP. On pg. 39 Plan Moncure - rezoning within an Employment Center makes this a target for future job generating uses. It includes a mix of offices, supporting retail, restaurants, industry, and other such uses.

Budgetary Impact: N/A

The Planning Board reviewed this item during their regularly scheduled meeting on May 6, 2025 and discussion included the historical zoning in the area, potential road improvements, and whether housing might be located in the area. They also discussed the future plans of the area, the proposed reconfiguration of Pea Ridge Road and the status of Vinfast, and the future potential uses. It was also stated that with the mega site and other various commercial rezonings in this area, it would not continue to be suitable for residential use.

The Planning Board voted to recommend approval of the request. 

Recommendation/Motion: 

The Planning Board, by vote of 8-2, recommends adoption of an ordinance approving a legislative rezoning request by TIP Gateway LLC on Parcel 5841 and 66974 on approximately 18.81 acres, located at 680 Pea Ridge Rd., from R-1 Residential to GU RB, General Use Regional Business, Cape Fear Township

The Planning Board, by vote of 9-1, recommends adoption of a resolution approving the following the consistency statement:

•                     The general use rezoning of these parcels is consistent with the Comprehensive Plan and Plan Moncure by allowing for potential growth within an Employment Center area to create employment opportunities and increase tax revenue in the County.