Lee County Planning Board votes down rezoning 430 acres of countryside

A tight vote and strong public hearing on rezoning kept Lee County Commissioners on duty Aug. 18, over four hours. UPDATE: Afterward, the planning board met in closed session and voted, and that is when Chair Kirk Smith learned they had not approved rezoning.

The planning board voted 4-to-3 against rezoning 430 acres of designated “countryside” to light industrial.

County commissioners will vote on rezoning the 430 acres at the Sept. 15 meeting at 6 p.m.

Trustwell Property Group, LLC applied to rezone 430.258 acres with 961 feet of road frontage on Lower Moncure Road from residential agricultural (RA) to light industrial (LI) to develop a light industrial business park.

LI allows a mix of light manufacturing uses, offices, churches and limited retail and service uses.

The developer did not reveal exactly which industries may occupy the business park.

This standard general use rezoning request, as opposed to a conditional rezoning request, did not require site plans, subdivision plans or building plans as part of the rezoning request.

Senior Planner Amy McNeill said the railroad tracts running across the property made it difficult to signify the land as countryside or industrial.

“Most importantly, the site has rail,” Trustwell Properties, LLC Managing Director John Keener said about no businesses even considering the site without transport and that railroad access was central to creating a commercial tax base.

Plan SanLee’s land use plans identify the land as countryside, as seen in the slide provided by the county.

Keener said this was his third development, and they are Carolinians.

Triangle Land Conservancy Executive Director Sandy Schwitzer’s letter to commissioners reminded them that the land was classified as “countryside” in the Plan SanLee land use plans.

Hughes Creek is on the north side of the site, and Roberts Creek is on the south, and they flow into the Cape Fear River. Litt Creek lies within its borders and flows into the Cape Fear River, which is the intake for Sanford’s water supply.

CONS

Two tributaries flow into major waterways with potential industrial waste runoff, and Sanford sources this water.

Floodplains on the northern and southern borders jeopardize adjacent properties when large impervious surfaces are added.

Balance of human use and wildlife use will be lost.

Increased impervious surfaces increase flooding.

PROS

Sanford needs industrial development to grow.

Keener said the proposed 370-developed acres of the total 430 would create over 500 jobs and $2.6 billion in capital investments.

There were no plans for heavy manufacturing in the light industrial business park.

There were no plans for residential development within the site, which limits traffic impact.

HV Vector Park, LLC owns five tracts of 430 acres, and Ammons Farmland, LLC owns one tract of 71 acres comprising of the 430 acres.

Although Keener said the business park would increase the county tax base and unlike subdivisions, would not increase school capacities, he did not mention that employees would bring their families to impact existing school capacities.

To preserve appearance, Keener said they planned to save a 50-foot buffer around the entire site and preserve 20 acres of development south of the rail line. Keener said 56 acres south of railway would remain natural to protect Robert’s Creek as a buffer. He said protecting waterways was incorporated into site plans.

Keener said 56 acres south of railway would remain natural to protect Robert’s Creek as a buffer. He said protecting waterways was incorporated into site plans.

“The community and projects goals here are to match what the comprehensive plan is desired and is expanding employment areas to create additional positive growth for Lee County,” Keener said.

Public Hearing Statements

LI developments will not add value to the upscale residential homes in the Lower Moncure area.

No LI ever protected the habitat.

Sanford could be the next Holly Springs.

The area is full of long-standing family-owned land and generational family farms.

“This cat must’ve been a car salesman,” Mark Mansfield said about Keener’s presentation with lovely homes and the buffer being sufficient. “I have seen that creek cross all the way over the road…Slow down Lee County growth!” (Loud applause followed.)

Trespassing can introduce diseases into farm animals.

Light pollution will kill the dark sky for star visibility.

LI cannot 100% protect the well water from pollution.

Central Electric Membership Corporation’s representative Edward Odom said Trustwell helped the company obtain the land northeast of the proposed LI development and the company was trustworthy.

Living downstream of the site, the water flow is a concern.

A few tax dollars will never replace lost culture.

The proposed LI site is zoned countryside.

There are more suitable land tracts.

The railroad traffic will increase noise pollution with clanking and heavy equipment.

The roads are not suitable, which will allow three or more years of construction.

Jimmy Randolph, the Sanford Growth Alliance (SAGA) CEO, spoke on behalf of the developers. Randolph said SAGA’s purpose is to increase the tax base with new businesses, which he said will reduce the tax burden on individuals.

The county commissioners were asked to approve an LI industrial site when the exact industries and their potential risks had not been revealed.

Manufacturing and industrial businesses contribute higher tax bases for better schools. For example, it takes a $450,000-property tax valued home to cover the $2,157 cost for one child in school. More industry means better schools.

Commissioners are waiting for the planning board to address the board on Sept. 15 when they vote on rezoning.

Aug. 19, 2025

Stephanie M. Sellers