On the agenda: Sanford meeting — Data center (Oct 20)

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CITY OF SANFORD PLANNING BOARD
REGULAR MEETING
Tuesday, October 20 2026, 6:00 PM
Sanford Municipal Center, 225 E. Weatherspoon Street, Sanford, NC 27330
CALL TO ORDER – 6:00 PM (or after all of the joint public hearings have been held with the City Council)
Introduction by Chairman: The Sanford Planning Board is an advisory council on matters relating to
land development & long-range planning and provides recommendations to the Sanford City Council. All
information relevant to each case should have been presented during the public hearing. The Planning
Board may ask for clarification of information received during the public hearing, but may not receive new
information. Recommendations made this evening will be presented to the City Council for consideration on
November 3, 2026 (subject to change since this is also the midterm elections date) and action may or may not
be taken at that time per the discretion of the City Council.
A.
B.
C.
D.
E.

APPROVAL OF AGENDA
APPROVAL OF MINUTES – September 15, 2026
DISCLOSURE OF CONFLICT OF INTEREST
OLD BUSINESS - None
NEW BUSINESS
PUBLIC HEARING WITH THE CITY COUNCIL TO CONSIDER ITEM 1:
1. ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres +/- at
3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI). The subject
property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-2727-00 as depicted on
Tax Map 9645.03. Consideration of this zoning map amendment (rezoning) request is subject to the
property being annexed into the corporate City limits, for which the public hearing will also be held on
October 20, 2026.
Staff Contact: Amy McNeill at 919-718-4656, Ext. 5397 or [email protected].

F.
G.
H.

OTHER BUSINESS - None
REPORTS – Actions by Sanford City Council
ADJOURNMENT

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MINUTES OF THE REGULAR MEETING OF THE
CITY OF SANFORD PLANNING BOARD
SANFORD, NORTH CAROLINA
The Sanford Planning Board met with the Sanford City Council at 6:00 PM on Tuesday,
September 15, 2026, for joint public hearings in the Council Chambers of the Sanford Municipal
Center at 225 E. Weatherspoon Street, Sanford, N.C. 27330. At 6:42 PM, the Planning Board
moved to the West End Conference Room, after the joint public hearings, to conduct a regular
meeting.
ROLL CALL
Members Present:

Ken Britton, Chair
Gina Bycura
Brooks Gage
Bill Murphy, Alternate

Members Absent:

Jeff Foster, Vice-Chair
Gloria Perez

Staff Present:

Paulette Harmon, Clerk to the Board
Amy McNeill, Senior Planner

Brady Herman, Esquire, of the Brough Law Firm, PLLC, 1526 E. Franklin Street, Chapel Hill,
N.C. 27514, also served as the board's staff and legal counsel at this meeting.
MEETING CALLED TO ORDER
Having noted the presence of a quorum, Chair Britton called the meeting to order and read the
Introduction by Chair statement on the agenda cover.
APPROVAL/DISAPPROVAL OF AGENDA
Chair Britton entertained a motion to approve the agenda. Board member Murphy motioned to
approve the agenda, which was seconded by board member Bycura and carried unanimously.
APPROVAL OF MINUTES
Chair Britton entertained a motion to approve the August 18, 2026 meeting minutes. Board
member Murphy motioned to approve the minutes, seconded by board member Bycura and
carried unanimously.
DISCLOSURE OF CONFLICTS OF INTEREST
Chair Britton asked each board member to disclose any conflicts of interest in the matters to be
considered by the Board this evening. There were none.
NEW BUSINESS
1. ZONING MAP AMENDMENT; PB ITEM 2026-0901
Application by Mark Lyczkowski of Blue Snow BM, LLC to rezone one vacant 10.57 +/- acre
tract of land with frontage on the west side of Colon Road (SR 1415) from Suburban
Neighborhood (SN-9) to the Midtown Apartments Conditional Zoning District to allow the
development of a 200-unit, eight (8) building multi-family apartment community with a

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Sanford Planning Board Minutes
Rezoning-Midtown Apartments CZD
Rezoning –NC Hwy 87 Mixed-Use CZD; Amendment #1

09/15/2026

clubhouse/amenity area via the site plan/subdivision plan conditional zoning process. The subject
property adjoins 805 Colon Road to the south, is located opposite Colon Road from 728 and 750
Colon Road, and is identified as Lee County Tax Parcel 9643-95-3460-00 as depicted on Tax
Map 9643.12.
DISCUSSION
After an overview of the rezoning application and information provided at the public hearing,
Chair Britton opened deliberation for discussion.
Chair Britton asked the applicant if the Midtown Apartments and the Midtown Village
residential project on the opposite side of Colon Road with townhomes & single-family homes
were being proposed as one unified development or as separate components. He also asked if the
development would be packaged together or marketed individually, noting that he was interested
in whether or not there would be cohesive development and design standards throughout the
entire mixed-use community.
The applicant, Mark Lyczkowski of 114 Hawkins Avenue, Sanford, NC 27330, replied that the
Midtown Apartments project would be a separate individual project that would be marketed &
developed separate from the Midtown Village project.
Chair Britton asked Attorney Herman if the board could require site-specific design standards for
the proposed apartment development so that the entire Midtown mixed-use community would
have the same character.
Mr. Herman replied that the applicant must agree to conditions being placed on the apartment
community and that no architectural standards were included in the rezoning request.
DECISION
With no further discussion, Chair Britton opened the floor for a motion regarding consistency
with the Plan SanLee.
Board member Gage made the motion that the proposed zoning map amendment is consistent
with the Plan SanLee designation of Mixed-Use Activity Center because multi-family dwellings
are an encouraged residential land use and Multi-Family Residential is a proposed zoning
district. Also, this site may be viewed as a component of an overall (master) plan for the
Midtown Village project located on the opposite side of Colon Road that includes townhomes
and single-family dwellings. Board member Murphy seconded the motion and it carried
unanimously.
Chair Britton opened the floor for a motion to recommend that the City Council approve or deny
the requested zoning map amendment.
Board member Murphy made the motion that the Planning Board recommend the City Council
approve the proposed zoning map amendment from Suburban Neighborhood (SN-9) to the
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Sanford Planning Board Minutes
Rezoning-Midtown Apartments CZD
Rezoning –NC Hwy 87 Mixed-Use CZD; Amendment #1

09/15/2026

Midtown Apartments Conditional Zoning District because it is reasonable and in the public
interest given that the location is between the US Hwy 421 Bypass and east Sanford, in the
general area of the Midtown Village project, and it would allow the continuation of residential
development in an area with public water & streets. The motion was seconded by board member
Bycura and the motion carried unanimously.
2.
ZONING MAP AMENDMENT; PB ITEM 2026-0902
Application by Brian Richards of Urban Design Partners, PLLC and Roy Mashburn of Southern
Village of Sanford, NC, LLC to amend the existing NC Hwy 87 Mixed Use Conditional Zoning
District to add 1.30 +/- acres to the commercially zoned area, to provide more detail to the
commercially zoned portion of the NC Hwy 87 Mixed Use project that was approved via the site
plan/subdivision plan conditional zoning process in 2023 and to allow more/larger signage than
permitted in the UDO. The subject property is comprised of 53.3 +/- acres total with frontage on
S. NC 87 Hwy and is identified as Lee County Tax Parcels 9660-57-4827-00, 9660-47-7929-00,
9660-58-2607-00 and a 1.30 +/- acre portion of 9660-59-1002-00 as depicted on Tax Maps
9660.01 and 9660.02. The 1.30 +/- acre portion of 9660-59-1002-00 will be rezoned from General
Commercial (C-2) to the NC Hwy 87 Mixed Use Conditional Zoning District as part of this
request.
DISCUSSION
After an overview of the rezoning application and information provided at the public hearing,
Chair Britton opened deliberation for discussion.
Board member Murphy asked if the proposal constituted a single request, noting that it appeared
to consist of three separate components, and asked whether all three components were included
in one request. Staff person McNeill stated that all three components were included in the single
conditional zoning request.
Chair Britton asked for clarification regarding the additional C-2 parcel consisting of
approximately 1.3 acres. He asked whether the two adjoining parcels labeled “Zoned C-2 (Not
Part of Rezoning)” and “Use: Commercial, 1.87 Acres” were part of the original development
plan or whether they were acquired later to accommodate the proposed development. Staff
person McNeill replied that the adjoining parcel labeled “Zoned C-2 (Not Part of Rezoning)”
was not part of the original NC Hwy 87 Mixed Use development, but the other parcel mentioned
was.
Board member Murphy asked for clarification regarding where the proposed convenience store
would be located. Staff person McNeill indicated the area on the concept plan and noted that this
area adjoined the proposed extension of Commerce Drive, which was currently located on the
opposite side of NC Hwy 87.
The applicant, Brian Richards of 150 Fayetteville Street, Suite 1310, Raleigh, NC 27601, added
that the proposed roadway would be aligned to better correspond with Commerce Drive. He
explained that the roadway alignment may be adjusted slightly during the site design process.
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Sanford Planning Board Minutes
Rezoning-Midtown Apartments CZD
Rezoning –NC Hwy 87 Mixed-Use CZD; Amendment #1

09/15/2026

Chair Britton asked Mr. Richards if the proposed roadway alignment was intended to create a
four-way stop at the intersection with Commerce Drive. Mr. Richards replied that the proposed
roadway would be aligned to better correspond with the property and the existing intersection,
primarily for safety considerations. He explained that the specific alignment was more
appropriately addressed during the engineering and site design process.
DECISION
With no further discussion, Chair Britton opened the floor for a motion regarding consistency
with the Plan SanLee.
Board member Murphy motioned that the proposed zoning map amendment is consistent with
the Plan SanLee designation of Mixed-Use Activity Center because commercial development
(such as retail, personal services, and entertainment) is an encouraged land use. The motion was
seconded by board member Bycura and it carried unanimously.
Chair Britton opened the floor for a motion to recommend that the City Council approve or deny
the requested zoning map amendment.
Board member Gage made the motion that the Planning Board recommend the City Council
approve the amendment to the NC Hwy 87 Mixed Use Conditional Zoning District because it is
reasonable and in the public interest given that it provides more detailed information for a
conditional zoning district that was approved in 2023. The motion was seconded by Board
member Murphy and it carried unanimously.
OLD BUSINESS
None
STAFF REPORTS
Staff person Harmon read the Actions of the City Council staff report to the Board.
ADJOURNMENT
With no further business to come before the Board, board member Murphy made the motion to
adjourn, seconded by board member Gage, and carried unanimously. The meeting was adjourned
at 7:08 PM.
Adopted this 20th day of October, 2026.
BY: ___________________________________
Ken Britton, Sanford Planning Board Chair
ATTEST:

_________________
Paulette S. Harmon, Clerk to the Board
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This is general information provided by the Lee County Attorney for inclusion in the Lee County Planning
Board agenda packet as a reference for board members as of 2022-04-18. Staff has added this information to
the agenda packets for the Planning Board and Board of Adjustment for Sanford and Broadway also.

Conflict of Interest Policy Related to Land Use Decisions
Pursuant to North Carolina General Statutes 160D-1-9, the following conflict of interest policies will apply to all
land use decisions coming before staff, appointed boards or the governing boards as follows:
For Governing Board Members – Sanford City Council
A Sanford City Council member shall not vote on any legislative decision regarding a development regulation
adopted pursuant to Chapter 160D, where the matter being considered is reasonably likely to have a direct,
substantial, and reading identifiable financial impact on the member. A Council member shall also not vote on
any zoning amendment if the landowner of the property subject to a rezoning petition or the applicant for a text
amendment is a person with whom the member has a close familial, business or other associational relationship.
For Appointed Board Members – City of Sanford Planning Board & Board of Adjustment
Members of the appointed boards shall not vote on any advisory or legislative decision regarding a development
regulation where the outcome of the matter being considered is reasonably likely to have a direct, substantial and
readily identifiable financial impact on the member. Further, an appointed board member shall not vote on any
zoning amendment of the landowner of the property subject to a rezoning petition or the applicant for a text
amendment is a person with whom the member has a close familial, business, or other associational relationship.
A close familial relationship means a spouse, parent, child, brother, sister, grandparent, or grandchild. The term
includes the step, half, and in-law relationships.
For members of any board exercising quasi-judicial functions, the member shall not participate in or vote on any
quasi-judicial matter in a manner that would violate affected persons’ constitutional rights to an impartial decision
maker. Impermissible violations of due process include, but are not limited to, a member having a fixed opinion
prior to hearing the matter that is not susceptible to change, undisclosed ex-parte communications, a close familial,
business, or other associational relationship with an affected person, or a financial interest in the outcome of the
matter.
For Administrative Staff – Sanford/Lee County Community Development Department Staff
No staff member shall make a final decision on an administrative decision if the outcome of that decision would
have a direct, substantial, and readily identifiable financial impact on the staff member or if the applicant or other
person subject to that decision is a person with whom the staff member has a close familial, business, or other
associational relationship. A close familial relationship means a spouse, parent, child, brother, sister, grandparent,
or grandchild. The term includes the step, half, and in-law relationships. If a staff member has a conflict of
interest, the decision shall be assigned to the supervisor of the staff person or such other staff person as may be
designated by the development regulation or other ordinance.
No staff member shall be financially interested or employed by a business that is financially interested in a
development subject to regulation under the UDO unless the staff member is the owner of the land or building
involved. No staff member or other individual or an employee of a company contracting with a local government
to provide staff support shall engage in any work that is inconsistent with his or her duties or with the interest of
the local government, as determined by the local government.

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City of Sanford
City Council & Planning Board
Public Hearing Information
Zoning Map Amendment
October 20, 2026
*Consideration of this rezoning request is subject to the property being annexed into the
corporate City limits, for which the public hearing will also be held on October 20, 2026.
The land area proposed for annexation is the same land area proposed for rezoning.
SUMMARY
When a property goes from the jurisdiction of Lee County to the jurisdiction of the City of Sanford via
the annexation process, the Sanford City Council has 60 days to assign a zoning district to the land per
State law. They may agree to keep the existing zoning assigned to the property or may decide that it
should be a different zoning district. Typically, the property owner will ask for a specific zoning district
based on their future plans for the property via a Zoning Map Amendment request. In this case, Pennoni
Associates, Inc., a multidisciplinary engineering consulting firm, has been hired by the property owner
to submit a request to rezone from Residential Agricultural (RA) to Light Industrial (LI) to allow the
marketing and development of the subject property in an industrial manner. No specific land uses have
been proposed at this time and any/all uses permitted in the Light Industrial (LI) zoning district would
be allowed, subject to the UDO development standards.
The Plan SanLee land use plan designates the subject property as Industrial Center, which represents the
community’s largest industrial employers and is clusters of industrial parks and districts consisting of
heavy infrastructure to support corresponding industrial processing and manufacturing that is separated
from lower intensity residential uses by natural buffers at the periphery. Ultimately, it is up to the City
Council to determine how the City should grow and if they are comfortable with allowing industrial
development at this location. Additional information should be considered in the recommendation and
the final decision on this requested zoning map amendment.
REQUEST
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres +/- at
3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI). The subject
property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-2727-00 as depicted on
Tax Maps 9645.03.
This is a standard general use rezoning request, as opposed to a conditional rezoning request; therefore,
no site plan/subdivision plans or building plans are required as part of the rezoning request.
Public notification consisted of publishing a legal notice in the local newspaper, notification by mail to
adjacent property owners, and public hearing signs placed on the property as per the requirements of the
North Carolina General Statutes.
Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

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GENERAL INFORMATION
Applicant:
Pennoni Associates, Inc. | Justin Brown, Associate Vice-President & Division
Manager
Property Owner:
3808 S. Wilmington, LLC | Nathaniel Weaver, Registered Agent & Managing
Member
Request:
Rezone from Residential Agricultural (RA) to Light Industrial (LI)
Location:
3404 and 3410 Hawkins Avenue
*Jurisdiction:
City of Sanford
Acreage:
29.6 acres total
Tax Parcels:
9645-50-2753-00 and 9645-40-2727-00
Township:
West Sanford
*Council Ward:
2
*Fire District:
Central Fire Station at 512 Hawkins Avenue
Schools:
Deep River Elementary Sch.| East Lee Middle Sch. | Lee Senior High School
Deed References:
Deed Book 1712 Page 0001 and Deed Book 1712 Page 0005
Plat References:
Plat Cabinet 1, Slide 13 (3410 Hawkins Ave)
SITE DESCRIPTION
The site is located in northern Sanford, in the Northview area, opposite the Deep River Northview
Optimist Park. The subject property is now or formerly developed with a house addressed as 3404
Hawkins Avenue on the larger 27.6 acre parcel and a commercial building that was occupied by Cole
Pottery on the 2.0 acre parcel.
ZONING DISTRICT INFORMATION
Existing Zoning: The Residential Agricultural (RA) district is established to provide areas for low
density single family uses, low intensity agricultural operations as well as agri-business and supportive
industrial and commercial uses. Industrial operations are not permitted unless they clearly support an
agricultural use. RA zoning protects and preserves valuable agricultural areas, implements agricultural
protection zoning, establishes performance standards for rural businesses, preserves rural areas,
preserves pasture land and agriculture, sets maximum permissible densities or new zoning districts,
defines specific areas for rural commercial uses, and identifies areas appropriate for agricultural
preservation.
Minimum lot size:
Minimum lot width:
Minimum lot depth:
Minimum building setback, front:
Minimum building setback, rear:
Minimum building setback, side(s):
Maximum building height:
Maximum impervious surface:

40,000sf or 0.92 an acre
100ft
125ft
30ft, measured from the r/o/w of the public street
30ft, measured from the rear property line
15ft, measures from the side property lines
40ft
N/A for residential development that is not within a watershed

Examples of uses permitted by right within the RA zoning district include residential single-family
detached dwellings (site built and modular houses, both of which are constructed in compliance with the
North Carolina Residential Building Code AND mobile/manufactured houses, which are constructed in
Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

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compliance with the Manufactured Home Construction and Safety Standards administered by U.S.
Housing and Urban Development or HUD Code), duplex dwellings, pottery manufacturing & sales,
parks/playgrounds/athletic fields operated on a noncommercial basis, church/religious complex, schools
(addition to existing site), animal production & support services (unincorporated Lee County), crop
production & support services (unincorporated Lee County), and forestry/logging & support services
(unincorporated Lee County). There is a list of all of the permitted uses for this zoning district within
the agenda packet for your reference.
Proposed Zoning: The Light Industrial (LI) district is established to provide for areas that contain a mix
of light manufacturing uses, office park and limited retail and service uses that service the industrial uses
in an attractive business park setting with proper screening and buffering, all compatible with adjoining
uses. LI districts should include areas which continue the orderly development and concentration of light
industrial uses. LI zones should be located so as to have direct access to or within proximity to a major
or minor thoroughfare.
Minimum lot size:
Minimum lot width:
Minimum lot depth:
Minimum building setback, front:
Minimum building setback, rear:
Minimum building setback, side(s):
Maximum building height:
Maximum impervious surface:

None listed
80ft
100ft
30ft, measured from the r/o/w of the public street
Determined by the required landscape buffer yard width
Determined by the required landscape buffer yard width
N/A
80%; this site is not within a Watershed Conservation Overlay

Examples of uses permitted by right within the LI zoning district include convenience store with and
without gas sales, farm/landscape/garden supply sales with and without outdoor storage, lumber yard
with and without outdoor storage, motor vehicle repair & service, motor vehicle towing, contractor’s
office without outdoor storage, most manufacturing uses, and warehouses. There is a list of all of the
permitted uses for this zoning district, including the uses subject to supplemental development standards
and/or requiring the issuance of a Special Use Permit, within the agenda packet for your reference.
Adjacent Zoning
North:
Residential Agricultural (RA) and Heavy Industrial (HI) - Lee County
South:
Residential Agricultural (RA) and Light Industrial (LI) – Lee County
East:
Light Industrial (LI) – Lee County
West:
Opposite Hawkins Ave., Highway Commercial (HC), and Light Industrial (LI) - Lee Co.
Helix Innovation Park Conditional Zoning District – City of Sanford
Adjacent Land Uses
North:
Single-family homes on the RA zoned land and vacant land adjoining & owned by Lee
Brick & Tile, a brick manufacturer, on the HI zoned land
South:
Single-family homes on the RA zoned land and the Pfizer pharmaceuticals campus on the
LI zoned land
East:
Vacant land adjoining & owned by Pfizer, a pharmaceuticals manufacturer, on the LI
zoned land
Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

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West:

Opposite Hawkins Ave, Deep River Northview Optimist Park on the Helix Innovation
Park Conditional Zoning District land and Recovery Logistics, a disaster recovery
business on the LI zoned land

LOCAL OVERLAY DISTRICTS
This subject property is in not located within a local Historic District or a Watershed Conservation
Overlay District. The subject property has frontage on Hawkins Avenue, which is a thoroughfare that is
subject to the design standards of Section 10.7 of the UDO.
Flood Hazard Area (Floodplain): The subject property has 100-year floodplain/flood hazard area
associated with Little Buffalo Creek in the northeastern corner. All future land disturbing
activities/development within this area must comply with the UDO floodplain regulations. Floodplain
means any land area susceptible to being inundated by water from any source. Development within this
area is allowed, but there are floodplain management regulations (zoning ordinances, subdivision
regulations, building codes, health regulations, etc., which control development in flood-prone areas)
that are applicable for development within this area. These federal, state or local regulations, in any
combination thereof, provide standards for preventing and reducing flood loss and damage.
General Note included with all rezoning requests: The City of Sanford, Lee County, and the Town of
Broadway do not have a local grading permit or stormwater ordinance and rely on the North Carolina
Department of Environmental Quality (NCDEQ) to regulate land disturbing activities. For questions or
concerns regarding land disturbing activities, contact the NC Division of Energy, Mineral, and Land
Resources Sediment Program via mail 1612 Mail Service Center, Raleigh, NC 27699-1612, via phone
at 877-623-6748 or visit the NCDEQ website at http://deq.nc.gov. The physical address of the office is
217 W. Jones Street, Raleigh, NC 27603.
UTILITIES
Per our GIS mapping system, the subject property does not have direct access to public sewer. Public
water is available via an existing 8-inch water main line along Hawkins Avenue. If the rezoning is
approved, all new development that proposes to connect to public water and/or sewer must be approved
by the City of Sanford Public Works Dept./Engineering Dept./TriRiver Water to verify compliance with
all policies and regulations, including, but not limited to, off-site improvements and/or upgrades.
TRANSPORTATION
The subject property has 600ft +/- of frontage on Hawkins Avenue (15/501 and 87 Hwy), a NCDOT
maintained public roadway with a 100ft right-of-way in front of this site. This information is per our GIS
mapping system. NCDOT must approve connections to Hawkins Avenue. Requirements may include,
but are not limited to, traffic studies and roadway improvements/turn lanes.
NCDOT Average Annual Daily Traffic Count (AADT): There is a 2024 traffic count of 18,000 vehicles
per day on Hawkins Avenue south of the site in front of the new Circle K convenience store with gas
sales at 3114 Hawkins Avenue. There is also a 2024 traffic count of 15,000 vehicles per day on Hawkins
Avenue north of the site in front of the Lee Brick & Tile office building at 3704 Hawkins Avenue.
2011 Lee County Comprehensive Transportation Plan: The plan illustrates Hawkins Avenue as a major
thoroughfare that needs improvement.
Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

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NCDOT State Transportation Improvement Program (STIP): The NCDOT STIP website projects map
does not illustrate any roadway improvements along Hawkins Avenue.
DEVELOPMENT STANDARDS
If rezoned, all of the uses permitted in the Light Industrial (LI) zoning district would be allowed and any
future redevelopment or subdivision of the subject property will be required to meet the current standards
of the UDO.
PLAN SANLEE
The Plan SanLee land use plan sets forth the “blueprint” for the future development of the City of
Sanford, Lee County, and the Town of Broadway. It is the vision of what the community wants to become
and the steps needed to realize that vision and was adopted by the City of Sanford in October of 2018.
The plan designates the subject property as Industrial Center, which represents the community’s largest
industrial employers and is clusters of industrial parks & districts consisting of heavy infrastructure to
support corresponding industrial processing & manufacturing that is separated from lower intensity
residential uses by natural buffers at the periphery. The local example is the NC 42/Cox Mill Road area
in Sanford. Information from the land use plan is provided as attachments to this report for your
reference.
STAFF ANALYSIS
The Plan SanLee land use plan designates the subject property as Industrial Center, which represents the
community’s largest industrial employers and is clusters of industrial parks and districts consisting of
heavy infrastructure to support corresponding industrial processing and manufacturing that is separated
from lower intensity residential uses by natural buffers at the periphery. Ultimately, it is up to the City
Council to determine how the City should grow and if they are comfortable with allowing industrial
development at this location. Additional information presented at the public hearing should also be
considered in the recommendation and the final decision regarding the requested zoning map
amendment.
PLANNING BOARD RECOMMENDATION
Per state law, when conducting a review of a proposed zoning text or map amendment, the Planning
Board shall advise and comment on whether the proposed action is consistent with any comprehensive
or land-use plan that has been adopted and any other officially adopted plan that is applicable. The
Planning Board shall provide a written recommendation to the Governing Board that addresses plan
consistency and other matters as deemed appropriate by the Planning Board, but a comment by the
Planning Board that a proposed amendment is inconsistent with the comprehensive or land-use plan shall
not preclude consideration or approval of the proposed amendment by the Governing Board. If a zoning
map amendment qualifies as a “large-scale rezoning” under State law (G.S. 160D-602(b)), the Planning
Board statement describing plan consistency may address the overall rezoning and describe how the
analysis and policies in the relevant adopted plans were considered in the recommendation made.
If no written report is received from the Planning Board within 30 days of referral of the amendment to
that Board, the Governing Board may act on the amendment without the Planning Board report. The
Governing Board is not bound by the recommendations, if any, of the Planning Board. Also, please be
aware that the Planning Board may acknowledge that the zoning map amendment/rezoning request is
Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

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not consistent with the Plan SanLee adopted long-range land use plan and still vote to approve the
request; however, an explanation should be included within the motion.
Sample Motions
The Planning Board shall provide a written recommendation to the City Council that addresses plan
consistency and other matters as deemed appropriate by the Planning Board. These sample motions are
provided by staff based on information in the Plan SanLee land use plan. The Planning Board members
are free to create a unique motion based on different articulated findings, information that was provided
during the public hearing, or other matters deemed important by the Board.
VOTE #1- APPROVE A STATEMENT ON CONSISTENCY WITH THE PLAN SANLEE AS IT
RELATES TO THIS ZONING MAP AMENDMENT (REZONING REQUEST):
Motion Option 1: “I make a motion that the proposed zoning map amendment IS consistent with the
Plan SanLee designation of Industrial Center because Light Industrial (LI) is a proposed principal
zoning district for this placetype.”
Motion Option 2: “I make a motion that the proposed zoning map amendment IS NOT consistent with
the Plan SanLee long range plan designation of Industrial Center because… (board member to provide
the rationale).
Motion Option 3 - Unique motion: The Planning Board members are free to create a unique motion
based on different articulated findings, information that was provided during the public hearing, or other
matters deemed important by the Board.
VOTE #2: TO RECOMMEND THAT THE CITY COUNCIL APPROVE OR DENY THE
ZONING MAP AMENDMENT (REZONING REQUEST):
Motion Option 1: “I make a motion that the Planning Board recommend the City Council APPROVE
the proposed zoning map amendment from Residential Agricultural (RA) to Light Industrial (LI) because
it is reasonable and in the public interest since there is existing LI zoning to the east & south, there is
existing HI zoning to the north, and the subject property was recently annexed into the corporate City
limits.”
Motion Option 2: “I make a motion that the Planning Board recommend the City Council DENY the
rezoning request from Residential Agricultural (RA) to Light Industrial (LI) because it is not reasonable
nor in the public interest because the site does not have access to existing public sewer and the
development of this site in a light industrial manner would not be in harmony with the adjoining
industrial development of Lee Brick & Tile (214 acres) and the Pfizer pharmaceutical facility (102 acres)
given the much smaller acreage of 29.6 acres.”
Motion Option 3 - Unique motion: The Planning Board members are free to create a unique motion
based on different articulated findings, information that was provided during the public hearing, or other
matters deemed important by the Board.

Staff Report – Staff Report - General Use Rezoning Request from RA (Lee Co) to LI (City of Sanford)

15

Lee Brick & Tile

Pfizer

REZONING SITE

Deep River
Northview
Optimist
Ball Park

Oak Park Road
Pfizer

ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 +/- acres
at 3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI). The
subject property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-2727-00
as depicted on Tax Maps 9645.03. Consideration of this rezoning request is subject to the
property being annexed into the corporate City limits, for which the public hearing will also be
held on October 20, 2026.

This is a graphic illustration comprised of layers of data that may or may not align correctly.

16

Lee Brick & Tile

Lee Brick & Tile

3500
3424
3416

Pfizer
3404
3410

REZONING SITE

ballfield
3334
Deep River
Northview
Optimist Park

ballfield

3329

3330
Pfizer

Metal
Impressions
3313

3316

Pfizer
Guardhouse

ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres
+/- at 3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI).
The subject property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-272700 as depicted on Tax Maps 9645.03. Consideration of this rezoning request is subject to the
property being annexed into the corporate City limits, for which the public hearing will also be
held on October 20, 2026.

This is a graphic illustration comprised of layers of data that may or may not align correctly.

17

Lee Brick & Tile

Lee Brick & Tile

Pfizer
REZONING SITE
ballfield

Pfizer

Deep
River
Northview
Optimist
Park

Pfizer
Guardhouse

ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres
+/- at 3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI).
The subject property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-272700 as depicted on Tax Maps 9645.03. Consideration of this rezoning request is subject to the
property being annexed into the corporate City limits, for which the public hearing will also be
held on October 20, 2026.

This is a graphic illustration comprised of layers of data that may or may not align correctly.

18

19

CITY

LEE COUNTY

Lee Brick & Tile

Pfizer

Lee Brick & Tile
CITY
Pfizer
CITY OF
SANFORD

REZONING SITE
Deep
River
Northview
Optimist
Park

Pfizer

Pfizer
CITY OF
SANFORD

ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres
+/- at 3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI).
The subject property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-272700 as depicted on Tax Maps 9645.03. Consideration of this rezoning request is subject to the
property being annexed into the corporate City limits, for which the public hearing will also be
held on October 20, 2026.

This is a graphic illustration comprised of layers of data that may or may not align correctly.

20

Plan SanLee Land Use Plan – Interactive Map of Site

21

INDUSTRIAL CENTER

99 Represents community’s largest industrial employers
99 Clusters of industrial parks and districts consisting of heavy infrastructure
to support corresponding industrial processing and manufacturing
99 Separated from lower intensity residential by natural buffers at periphery
99 Local Example - NC 42 / Cox Mill Road Area in Sanford
INDUSTRIAL PARK

Commercial

Undeveloped
Open Space

Employment

Heavy Industrial Plants, Industrial Parks, Logistics Centers, Research
and Development, Warehousing, Business Services

Convenience
Retail

Off-Street
Paths for Bike
+ Pedestrian
Access

99 Large Lot Sizes
99 Deep Setbacks
99 75 Foot Height Limit

Public
Transit

Vehicular
connectivity

Utility Infrastructure
99 Public Water
99 Public Wastewater

Multi-modal logistic
activity supported
by rail, airports,
highways

Roads support
trucking

Preferred Character

99 Industrial Streets / Highway Access
99 Large Surface Parking Areas
99 External Vegetated Buffers

Proposed Districts

99 LI / HI (Primary)
99 HC / C-2 (Secondary)

99 Light - Heavy Industrial (Primary)
99 General Commercial
(Secondary)

ZONING

Current Districts

CONTEXT

Development Density

High Priority Mode

TRANSPORTATION

Low Priority Mode

LAND USE

Open Space

HEAVY INDUSTRY

22

Article 4

4.3.1

PURPOSE STATEMENTS FOR GENERAL USE ZONING DISTRICTS.

RA RESIDENTIAL AGRICULTURAL DISTRICT.
The RA (Residential Agricultural) district is established to provide areas for low density single family uses, low
intensity agricultural operations as well as agri-business and supportive industrial and commercial uses. Industrial
operations are not permitted unless they clearly support an agricultural use. RA zoning protects and preserves
valuable agricultural areas, implements agricultural protection zoning, establishes performance standards for rural
businesses, preserves rural areas, preserves pasture land and agriculture, sets maximum permissible densities or new
zoning districts, defines specific areas for rural commercial uses, and identifies areas appropriate for agricultural
preservation.

Unified Development Ordinance
PPAB 6115718v1

4-4

23

Updated 09/21/26

USES PERMITTED IN RA RESIDENTIAL AGRICULTURAL DISTRICT
USES PERMITTED BY RIGHT
The uses listed below are permitted as of right.

Accessory Uses
Accessory Uses (See §5.1)
Residential Uses
Dwelling, modular home
Dwelling, single-family detached
General Sales or Service
Repair of any goods, equipment or vehicles, the manufacture, assembly or sales of which are
permitted in that zoning district
Industrial & Manufacturing Uses
Pottery manufacturing & sales
Arts, Recreation & Entertainment
Botanical garden & arboreta
Parks, playgrounds, and athletic fields operated on a noncommercial basis
Education, Public Administration. Health Care and Institutional
Fire, sheriff, and emergency services
Religious complex (less than 350 seats), new site
Religious complex (more than 350 seats), new site
Religious complex (any size), addition to existing complex/site
Schools, Pre-K –Secondary (nursery and preschool, grade schools, elementary, middle, and high
school), addition to existing site
Transportation, Communication, and Utilities
Utility lines (including electric lines, phone/cable lines, distribution circuits, gas/fuel lines, water
lines, steam/air conditioning lines, irrigation channels, and sewer/waste water lines)
Agriculture
Animal production and support services (unincorporated Lee County)
Crop production and support functions, (unincorporated Lee County)
Crop production and support functions (Sanford and Broadway)
Forestry and logging and support services (Unincorporated Lee County)
Livestock sales and markets
PERMITTED USES WITH DEVELOPMENT REGULATIONS
The uses listed below are permitted as of right and are also subject to the requirements of
Supplemental Development Regulations.

Residential Uses
Dwellings, accessory (See §10.4)
Dwelling, duplex (two-family dwelling) (See §5.47)
Dwelling, manufactured home, Class A (Unincorporated Lee County and Town of Broadway
only) (See §10.5)

1

24

Updated 09/21/26

Dwelling, manufactured home, Class B (Unincorporated Lee County and Town of Broadway
only) (See §10.5)
Home occupations (See §5.16)
Manufactured home for hardship Unincorporated Lee County only (See §10.6)
Travel trailer/RV/Motor home/Camper, to be used as a Temporary Residence (unincorporated
Lee County and ETJ areas of Sanford and Broadway only) (See §5.34.2.9)
Accommodations and Group Living
Bed & Breakfast inn (See §5.4)
Family Care homes (See NCGS 168-21) (See §5.12)
Industrial & Manufacturing Uses
Landfills, LCID (2 acres or less in size) (See §5.19)
Art, Recreation & Entertainment
Stables/riding academies
Stable, accessory to dwelling
Education, Public, Administration, Health Care, and Institutional
Cemeteries, public, and private (does not include individual family plots (See §5.6)
Day Care facility, home child care (See §5.10)
Transportation, Communication, and Utilities
Solar collectors, Residential (See §5.40)
PERMITTED AS A SPECIAL USE
Special uses are subject to all other applicable standards of this ordinance and those requirements
that may reasonably be imposed by the County of Lee consistent with the criteria set forth in §3.5 of
this ordinance any Development Regulations which apply to said use.

Accommodations and Group Living
Dormitories for the students of colleges commercial schools, staff of hospitals
Nursing, supervision, adult care homes, group care facilities and other rehabilitative services
General Services
Farm, landscape, and garden supply sales (feed, seed, fertilizer, farm hardware, lawn furniture,
mulch, fencing, fountains, statuaries, and other incidental sales of products or related items)
(with indoor storage only)
Farm, landscape, and garden supply sales (feed seed, fertilizer, farm hardware, lawn furniture,
mulch, fencing, fountains, statuaries, and other incidental sales of products or related items)
(with out door storage)
Industrial & Manufacturing Uses
Oil and gas exploration, development and production
Gas compressor station
Arts, Recreation & Entertainment
Amphitheater
Fitness and recreational sports, gym, health spa, reducing salon, swimming pool/auditorium,
racquet club or athletic club (not otherwise listed)
Golf courses, public and private
2

Updated 09/21/26

25

Golf driving ranges
Hunting trapping, game retreats, game and fishing preserves
Outdoor stage, bandstand, or similar structure (maximum 3,000 sq. ft.)
Performance theaters (outdoor)
Performance theaters or auditoria (indoor)
Recreation activities, commercial indoor, not otherwise listed
Sports stadiums or arenas
Studios for artists, designers, musicians, photographers, sculptors, woodworking (not as home
occupation)
Zoos
Education, public Administration, Health Care, and Institutional
Civic, social and fraternal organizations, including community centers, meeting halls,
community halls, reception halls, wedding halls for assembly and recreation
Governmental functions, not otherwise listed
Libraries
Schools, continuing education (alternative, adult colleges and universities, and technical, trade
and other specialty schools)
Schools, pre-k – secondary (nursery and preschool, grade schools, elementary, middle and high
school) new site
Transportation, Communication, and Utilities
Airports, heliports, and support establishments
Gas or electric generation distribution facilities, compressor stations, or substations
Sewage treatment and water treatment plants
Agriculture
Animal production and support services (Sanford and Broadway)
Forestry and logging and support services (Sanford and Broadway)
PERMITTED AS A SPECIAL USE WITH DEVELOPMENT REGULATIONS
The uses below are permitted as a special use, but will also be subject to the requirements of
Supplement Development Regulations.

Residential Uses
Dwelling, manufactured home, Class A (City of Sanford only) (See §10.5)
Dwelling, manufactured home, Class B (City of Sanford only) (See §10.5)
Dwelling, manufactured home, Class C (Unincorporated Lee County only) (See §10.5)
Rural family occupations commercial/industrial Unincorporated Lee County only (See §5.30)
General Sales & Service
Animal hospitals, veterinary services, animal shelters, kennels/animal pet services (See §5.3)
Nurseries and greenhouses, commercial (See §5.25)
Rural family occupation – commercial, industrial Unincorporated Lee County only (See §5.30)
Industrial & Manufacturing Uses
Landfills C&D or LCID (greater than 2 acres in size) (See §5.20)
Arts, Recreation & Entertainment

3

Updated 09/21/26

26

Campgrounds (See §5.29)
Raceways, drag strips (motorized vehicles) (See §5.27)
Recreation activities, commercial outdoor (defined in article 5) not otherwise listed (See §5.28)
Travel trailer parks (See §5.36)
Education, Public Administration, Health Care, and Institutional
Day care facility, child care center (See §5.10)
Day care facility, adult (See §5.38)
Transportation, Communication, and Utilities
Solar collectors, commercial (See §5.39)
Telecommunication towers (See §5.33)

4

27

Article 4

LI LIGHT INDUSTRIAL DISTRICT
The LI district is established to provide for areas that contain a mix of light manufacturing uses,
office park and limited retail and service uses that service the industrial uses in an attractive
business park setting with proper screening and buffering, all compatible with adjoining uses. LI
districts should include areas which continue the orderly development and concentration of
light industrial uses. LI zones should be located to have direct access to or within proximity to a
major or minor thoroughfare. This shall not apply where an existing building or structure used
as permitted within the LI District has been established prior to the adoption of this Ordinance
on a parcel subject to an application for rezoning.

Unified Development Ordinance

4-19

28

Updated 07/15/26

PERMITTED USES FOR LI LIGHT INDUSTRIAL
PERMITTED BY RIGHT
The uses listed below are permitted as of right.
Accessory Uses
Accessory uses (See §5.1)
General Sales or Service
ABC store (liquor sales), incorporated area only
Administrative services, travel arrangements and reservation services, investigation and security
services (locksmiths)
Agricultural equipment, sales and service
Antique shops
Appliance sales, repair and maintenance, (no outside storage)
Art Dealers, supplies, sales and services
Auction sales, vehicular sales
Bakeries, retail, including manufacturing of goods for sale on the premises only
Bicycle (non motorized) sales and/or repair
Books, magazines, music, etc.
Camera and photographic supplies
Clothing, jewelry, luggage, shoes, etc.
Computer and software sales
Consumer goods, not otherwise listed
Convenience stores, without gas sales
Convenience stores, with gas sales
Consignment shops, used merchandise store
Dry cleaning and laundry
Electronic equipment (small), sales and service
Farm, landscape, and garden supply sales (feed, seeds, fertilizer, farm hardware, lawn furniture,
mulch, fencing fountains, statuaries, and other incidental sales of products or related items)
(with indoor storage only)
Farm, landscape, and garden supply sales (feed, seeds, fertilizer, farm hardware, lawn furniture,
mulch, fencing fountains, statuaries, and other incidental sales of products or related items)
(with outdoor storage only)
Finance and insurance services (bank credit and finance insurance-related
Flea markets (indoors)
Florist
Furniture or home furnishing sales
Gasoline stations
Grocery stores and supermarkets (less than 25,000 sq. ft. GFA)
Grocery stores and supermarkets (more than 25,000 sq. ft. GFA)
Hardware, home centers, lumber yard, heating and plumbing etc. outside storage
Hardware, home centers, lumber yard, heating and plumbing etc. inside storage
Heavy equipment, sales and service
Leasing/rental recreational goods (furniture, party supplies, sporting goods)
Leasing commercial and industrial machinery and equipment
Gun shops and gunsmiths

1

29

Updated 07/15/26
Mail order or direct selling establishments/ electronic shopping and mail-order houses
Medical equipment sales, rental or leasing
Monument and cut stone sales
Motion picture, video and audio production
Motorcycle, motorized scooters, ATV sales and/or leasing (indoor display)
Motorcycle, motorized scooters, ATV sales and/or leasing (outdoor display)
Motor vehicle parts, accessories, tire sales, enclosed building only
Motor vehicle, motorcycle, ATV’s boats, RV’s, etc. repair and service
Motor vehicle, towing with incidental storage, excluding salvage yards & junkyards
Nurseries and greenhouses, commercial (see §5.25)
Office building (general)
Pawnshops (as defined by NCGS §91A-2)
Personal services (e.g. nail salons, barbers, shoe repair and similar establishments), not
otherwise listed
Pet store or pet supply store
Pharmacy or drugstore, with drive through facility
Pharmacy or drugstore, without drive through facility
Printing and publishing services
Professional services (legal, accounting, architectural, graphic, consulting, services, research and
development, advertising, etc.)
Real estate, sales, rental & leasing
Repair of any goods equipment or vehicles, the manufacture, assembly or sales of which are
permitted in that zoning district
Restaurants with drive-in or drive-through facilities
Restaurants with no drive-in or drive-through facilities
Retail sales or service establishments, not listed elsewhere and conducted within an enclosed
building
Services to buildings and dwellings (extermination, janitorial, landscaping, carpet and
upholstery, cleaning, packing and crating etc.) no outside storage
Services to buildings and dwellings (extermination, janitorial, landscaping, carpet and
upholstery, cleaning, packing and crating etc.) with outside storage
Shopping center, less than 25,000 sq. ft.
Sporting goods, toys and hobby sales, excluding guns and gunsmiths
Tattoo parlor/tattoo studio and/or body piercing
Tobacco or tobacconist
Upholstery and furniture refinishing
Wholesales trade, generally, with operation conducted and merchandise stored entirely within a
building and not otherwise listed
Industrial & Manufacturing Uses
Brewery (microbrewery) (See §5.42)
Brewery (regional brewery and large brewery)
Contractors’ offices/shop without outdoor storage areas
Dolls, toys, games and musical instruments
Electrical equipment, appliance and components manufacturing
Finished nonmetallic, mineral products (brick, refractories, ceramics, glass, cement, etc.)
Food and beverage manufacturing

2

30

Updated 07/15/26
Furniture and related products manufacturing
Jewelry and silverware manufacturing
Leather and allied products
Machinery and equipment manufacturing (w/indoor storage/operations only)
Metal manufacturing (excluding smelting operations)
Office supply, inks, etc. manufacturing (except paper)
Paper and printing materials manufacturing
Pharmaceutical manufacturing
Pottery manufacturing & sales
Retail outlets for products manufactured on premises
Sign manufacturing
Textile mills & apparel manufacturing
Tire recapping
Tobacco manufacturing
Transportation equipment, automobiles, aircraft, boat, railroad, etc.
Warehouse structures, generally
Wood products, (except furniture)
Arts, Recreation & Entertainment
Amphitheater
Botanical gardens & arboreta
Bowling alley
Exhibition, convention or conference structure
Fitness and recreational sports, gym, health spa reducing salon, swimming pool/auditorium
racquet club or athletic club (not otherwise listed)
Golf courses, public and private
Golf driving ranges
Golf, miniature
Movie theater
Museums and art galleries
Outdoor stage, bandstand or similar structure (maximum 3,000 sq. ft.)
Parks, playgrounds, and athletic fields operated on a noncommercial basis
Performance theaters (outdoor)
Performance theaters or auditoria (indoor)
Recreation activities commercial indoor, not otherwise listed
Skating rink – ice or roller skating
Sports stadiums or arenas
Zoos
Education, Public, Administration, Health Care and Institutional
Civic, social and fraternal organizations including community centers, meeting halls, community
halls, reception halls, wedding halls, for assembly and recreation
Crematorium & embalming
Fire, sheriff, and emergency services
Funeral homes
Governmental functions, not otherwise listed
Post office
Religious complex (less than 350 seats), new site

3

31

Updated 07/15/26
Religious complex (more than 350 sets) new site
Religious complex (any size), addition to existing complex/site
Schools, continuing education (alternative, adult colleges and universities and technical, trade,
and other specialty schools)
Schools, pre-k-secondary (nursery and preschool, grade schools, elementary, middle, and high
schools), addition to existing site
Transportation, Communication, and Utilities
Airports, heliports and support establishments
Bus passenger stations/terminals/shelters
Freight terminals & truck terminals
Gas or electric distributing facilities compressor stations or substations
Parking lots, parking structures or underground parking areas (commercial or governmental)
Public utility storage and service yards
Radio and TV stations and studios (excluding transmission tower)
Railroad freight yards, repair shops/sheds and marshalling yards
Sewage treatment and water treatment plants
Taxi and limousine service
Utility lines (including electric lines, phone/cable lines, distribution circuits, gas/fuel lines, water
lines, steam/air conditioning lines, irrigation channels, and sewer water lines)
Agricultural
Animal production and support services (unincorporated Lee County)
Crop production and support functions (unincorporated Lee County)
Crop production and Support functions, (Sanford and Broadway)
Forestry and logging and support services, (unincorporated Lee County)

PERMITTED USES WITH DEVELOPMENT REGULATIONS
The uses listed below are permitted as of right and are also subject to the requirements of
Supplemental Development Regulations.
Residential Uses
Home occupations (See §5.16)
Accommodations and Group Living
Hotel, motel, and tourist court (See §5.17)
General Sales or Service
Animal hospitals, veterinary services, animal shelters, kennels/ animal pet services (See §5.3)
Car washes and car care centers (See §5.5)
Freestanding ice vending units (See §5.37)
Manufactured home and/or storage building sales (See §5.21)
Mini-warehousing self-service storage leasing (See §5.22)
Motor vehicles, boats, R.V.’s, sales and /or leasing /rental (See §5.24)
Shopping center superstore, 25,000 – 100,000 sq. ft. (See §10.2)
Shopping center/superstores over 100,000 sq. ft. (See §10.2)
Industrial & Manufacturing Uses
Concrete and asphalt plants (See §5.8)
Data centers (See §5.52)
Landfills, LCID (2 acres or less in size) (See §5.19)

4

32

Updated 07/15/26
Landfills, LCID (greater than 2 acres in size) (See §5.20)
Arts, Recreation & Entertainment
Drive-in- Theaters (See §5.11)
Entertainment establishments (lounges, discos, nightclubs, pool halls and/or private clubs (See
§5.26)
Raceways, drag strips (motorized vehicles) (See §5.27)
Recreation activities, commercial outdoor (defined in article 5), not otherwise listed (See §5.28)
Education, Public Administration, Health Care and Institutional
Cemeteries, public and private (does not include individual family plots) (See §5.6)
Community food services (See §5.7)

PERMITTED AS A SPECIAL USE
Special uses are subject to all other applicable standards of this ordinance and those
requirements that may reasonably be imposed by the County of Lee consistent with the
criteria set forth in §3.5 of this ordinance any Development Regulations which apply to said
use.
Industrial & Manufacturing Uses
Chemicals, plastics and rubber products
Contractors’ offices/shop with outdoor storage areas
Manufacturing, excluding other uses listed in this table
Oil and gas exploration, development, and production
Gas compressor station
Sawmills or planing mills
Arts, Recreation & Entertainment
Amusement or theme park establishment
Education, public, Administration, Health Care, and Institutional
Schools, pre-k – secondary (nursery and preschool grade schools elementary, middle, and high
school) new site
Social assistance, welfare, and charitable services
Transportation, Communication, and Utilities
Solid waste collection, transfer and/or disposal (non hazardous)
Solid waste convenience centers

PERMITTED AS A SPECIAL USE WITH DEVELOPMENT REGULATIONS
The uses below are permitted as a special use, but will also be subject to the requirements of
Supplement Development Regulations.
Industrial and Manufacturing
Storage of flammable liquids (in bulk) above ground storage (See §5.31)
Transportation, Communication and Utilities
Solar collectors, commercial (See §5.39)
Telecommunication towers (See §5.33)

5

33

ADJOINING PROPERTY OWNERS LIST
PETITION BY:
Pennoni Associates, Inc
REQUEST:
Rezone from Residential Agricultural (RA) to Light Industrial (LI).
LOCATION:
3404 and 3410 Hawkins Avenue
PINs:
9645-50-2753-00 and 9645-40-2727-00
DATE:
created 2026-07-16; (re)verified 2026-09-28
No.

PIN

PROPERTY ADDRESS

OWNER 1

OWNER 2

ML

MAIL STREET

MAIL CITY

STATE

ZIP

East/same side of Hawkins Avenue; east of site
01

9645-60-2794-00

0 HAWKINS AVENUE

WYETH HOLDINGS
CORPORATION
Att: Indirect Tax Group

-

400

WEBRO ROAD

PARSIPPANY

NJ

07054

-

P.O. BOX 1027

SANFORD

NC

27331

East/same side of Hawkins Avenue; north of site
02

9645-51-9658-00

0 HAWKINS AVENUE

LEE BRICK AND TILE CO

-

03

9645-41-2131-00

3416 HAWKINS AVENUE

GEORGE, TAYLOR WAYNE

GEORGE,
LEANNE NOEL

3416

HAWKINS AVENUE

SANFORD

NC

27330

West/opposite side of Hawkins Avenue
04

9645-30-6798-00

3415 HAWKINS AVENUE

KNIGHTDALE HOLDINGS LLC

-

500

CARDINAL DRIVE

RALEIGH

NC

27604

05

9645-30-9872-00

0 HAWKINS AVENUE

KNIGHTDALE HOLDINGS LLC

-

500

CARDINAL DRIVE

SANFORD

NC

27330

06

9645-30-8629-00

0 HAWKINS AVENUE

HELIX VENTURES LLC

-

114

CARY

NC

27511

07

9645-30-8543-00

3401 HAWKINS AVENUE

HELIX VENTURES LLC

-

114

CARY

NC

27511

08

9645-40-0595-00

0 HAWKINS AVENUE

HELIX VENTURES LLC

-

114

CARY

NC

27511

09

9644-39-5840-00

0 HAWKINS AVENUE

HELIX VENTURES LLC

-

114

EDINBURGH
SOUTH DRIVE
STE 103
EDINBURGH
SOUTH DRIVE
STE 103
EDINBURGH
SOUTH DRIVE
STE 103
EDINBURGH
SOUTH DRIVE
STE 103

CARY

NC

27511

SANFORD

NC

27330

Deep River Northview
Optimist Park
Deep River Northview
Optimist Park
Deep River Northview
Optimist Park
Deep River Northview
Optimist Park

East/same side of Hawkins Avenue; south of site
10

9645-40-3375-00

0 HAWKINS AVENUE

ESTES, LUMUS WAYNE JR

-

188

11

9645-40-4276-00

3334 HAWKINS AVENUE

GUTIERREZ, FRANKLIN SANDRIA

-

3334

PHIL JOHNSON
ROAD
HAWKINS AVENUE

SANFORD

NC

27330

12

9644-49-7832-00
Pfizer guardhouse

3316/3318 HAWKINS
AVENUE

-

400

WEBRO ROAD

PARSIPPANY

NJ

07054

13

9644-59-6148-00
Oak Park Drive

0 HAWKINS AVENUE

-

400

WEBRO ROAD

PARSIPPANY

NJ

07054

14

Applicant

Pennoni Associates, Inc.

-

5430

NC

27607

Property Owner

3808 S. Wilmington, LLC

-

709

Wade Park Blvd
Suite 106
E. Cumberland St.

Raleigh

15

WYETH HOLDINGS
CORPORATION
Att: Indirect Tax Group
WYETH HOLDINGS
CORPORATION
Att: Indirect Tax Group
Justin Brown
Assoc. VP, Division Manager
Nathaniel Weaver,
Reg. Agent & Managing Member

Dunn

NC

28334

0 Property Address number = Vacant, no addressed structures on the parcel

34

CITY OF SANFORD PUBLIC NOTICE
Notice is hereby given that the Sanford City Council and Planning Board will hold a joint legislative hearing on
Tuesday, October 20, 2026 in the Council Chambers of the Sanford Municipal Center at 225 E. Weatherspoon
Street, Sanford, N.C. This public hearing provides the public an opportunity to be heard. The Boards will
consider one (1) application to amend the Official Zoning Map of the City of Sanford, NC. The hearing will
begin at 6:00 p.m. or as soon thereafter as deemed practical by the Boards. The application is described below:
1. ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres +/- at 3404
and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI). The subject
property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-2727-00 as depicted on
Tax Maps 9645.03. Consideration of this rezoning request is subject to the property being annexed into
the corporate City limits, for which the public hearing will also be held on October 20, 2026.
The public is cordially invited to attend. For those wishing to speak during a public hearing, it is required that
the speaker sign up prior to the public hearing in the lobby of the Sanford Municipal Center; planning staff will
be present to facilitate this sign-up requirement.
Further information may be obtained from the Sanford/Lee County Community Development Department
located at 115 Chatham Street in downtown Sanford or by contacting Amy McNeill at (919) 718-4656, ext. 5397
or [email protected]. Upon request and with 24-hour notice, the City will provide an interpreter for
the hearing impaired or any other type of auxiliary aid.
Cualquier cuidadano que tenga preguntas o comentarios de las cosas al referido, puede comunicarse a el
departamento de desarollo para Sanford/Condado de Lee, llame al (919) 718-4656.
The Sanford Planning Board agendas are posted on the City of Sanford website at
https://www.sanfordnc.net/AgendaCenter and contain addition information regarding the items referenced in this
notice.
By Bonnie Bryant, Clerk
City of Sanford
Please publish the attached Public Notice in the Sanford Herald Classifieds Legal Section on Thursday, October
8, 2026 and on Thursday, October 15, 2026. If you have any questions regarding this notice, please call or email
Amy McNeill at [email protected] or919-718-4656, ext. 5397.
Please reference this account (30031885) on the invoice and refer to as Sanford Planning Board Public Hearing
Notice. You may send the publishers affidavit to the Sanford/Lee County Community Development Office, P.O.
Box 3729, Sanford, NC 27330, Attention: Angela Baker.

35

September 30, 2026
Dear Adjacent Property Owner:
The Unified Development Ordinance (UDO) of Sanford, North Carolina requires that adjacent property owners
be notified when a request for a change in zoning classification has been scheduled for a public hearing before
the Sanford City Council and Planning Board.

CITY OF SANFORD PUBLIC NOTICE
Notice is hereby given that the Sanford City Council and Planning Board will hold a joint legislative hearing
on Tuesday, October 20, 2026 in the Council Chambers of the Sanford Municipal Center at 225 E.
Weatherspoon Street, Sanford, N.C. This public hearing provides the public an opportunity to be heard. The
Boards will consider one (1) application to amend the Official Zoning Map of the City of Sanford, NC. The
hearing will begin at 6:00 p.m. or as soon thereafter as deemed practical by the Boards. The application is
described below:
1. ZONING MAP AMENDMENT; PB ITEM 2026-1001
Application by Pennoni Associates, Inc. to rezone two (2) adjoining parcels totaling 29.6 acres at
3404 and 3410 Hawkins Avenue from Residential Agricultural (RA) to Light Industrial (LI). The
subject property is identified as Lee County Tax Parcels 9645-50-2753-00 and 9645-40-2727-00 as
depicted on Tax Maps 9645.03. Consideration of this rezoning request is subject to the property
being annexed into the corporate City limits, for which the public hearing will also be held on
October 20, 2026.
The public is cordially invited to attend. For those wishing to speak during a public hearing, it is required that
the speaker sign up prior to the public hearing in the lobby of the Sanford Municipal Center; planning staff will
be present to facilitate this sign-up requirement.
Further information may be obtained from the Sanford/Lee County Community Development Department
located at 115 Chatham Street in downtown Sanford or by contacting Amy McNeill at (919) 718-4656, ext.
5397 or [email protected]. Upon request and with 24-hour notice, the City will provide an interpreter
for the hearing impaired or any other type of auxiliary aid.
Cualquier cuidadano que tenga preguntas o comentarios de las cosas al referido, puede comunicarse a el
departamento de desarollo para Sanford/Condado de Lee, llame al (919) 718-4656.
The Sanford Planning Board agendas are posted on the City of Sanford website at
https://www.sanfordnc.net/AgendaCenter and contain addition information regarding the items referenced in
this notice.

36

37

City of Sanford
Planning Board
Staff Report
City Council Actions on Planning Board Recommendations
October 20, 2026
1. ZONING MAP AMENDMENT; PB ITEM 2026-0901
Application by Mark Lyczkowski of Blue Snow BM, LLC to rezone one vacant 10.57 +/- acre tract of
land with frontage on the west side of Colon Road (SR 1415) from Suburban Neighborhood (SN-9) to the
Midtown Apartments Conditional Zoning District to allow the development of a 200-unit, eight (8)
building multi-family apartment community with a clubhouse/amenity area via the site plan/subdivision
plan conditional zoning process. The subject property adjoins 805 Colon Road to the south, is located
opposite Colon Road from 728 and 750 Colon Road, and is identified as Lee County Tax Parcel 9643-953460-00 as depicted on Tax Map 9643.12.
2026-09-15 SPB: Recommended approval by a unanimous vote.
2026-09-15 SCC (same night as the public hearing): Approved by a unanimous vote.
2. ZONING MAP AMENDMENT; PB ITEM 2026-0902
Application by Brian Richards of Urban Design Partners, PLLC and Roy Mashburn of Southern Village of
Sanford, NC, LLC to amend the existing NC Hwy 87 Mixed Use Conditional Zoning District to add 1.30
+/- acres to the commercially zoned area, to provide more detail to the commercially zoned portion of the
NC Hwy 87 Mixed Use project that was approved via the site plan/subdivision plan conditional zoning
process in 2023 and to allow more/larger signage than permitted in the UDO. The subject property is
comprised of 53.3 +/- acres total with frontage on S. NC 87 Hwy and is identified as Lee County Tax
Parcels 9660-57-4827-00, 9660-47-7929-00, 9660-58-2607-00 and a 1.30 +/- acre portion of 9660-591002-00 as depicted on Tax Maps 9660.01 and 9660.02. The 1.30 +/- acre portion of 9660-59-1002-00 will
be rezoned from General Commercial (C-2) to the NC Hwy 87 Mixed Use Conditional Zoning District as
part of this request.
2026-09-15 SPB: Recommended approval by a unanimous vote.
2026-09-15 SCC (same night as the public hearing): Approved by a unanimous vote.

Staff Report – Actions by the City Council