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Smithfield council adopts downtown overlay text amendment and rezones about 20 parcels along East Market Street
Summary
Town staff and the planning board recommended, and the council approved, a new Downtown Overlay District (ZA‑25‑03) and matching rezoning map change (RZ‑25‑02) to encourage zero‑lot‑line, mixed‑use infill from 4th Street to U.S. 301; staff said the overlay does not change underlying uses or tax districts.
Smithfield — The Town Council on Tuesday approved a two‑part zoning change intended to extend downtown design rules from 4th Street to U.S. 301.
Unidentified planning staff told the council the request includes a text amendment to the Unified Development Ordinance (ZA‑25‑03) and a companion map amendment (RZ‑25‑02). The downtown overlay would replace a former row‑house overlay and apply design standards — including encouraged zero‑lot‑line building placement, wider sidewalks, architectural standards and common sign rules — to a little more than 20 parcels adjacent to East Market Street.
"This proposal has no impact on land use," staff said, explaining the overlay preserves the underlying B‑2 zoning and would apply only to new development or redevelopment, not to existing lots or uses. Staff and the planning board recommended approval and provided a consistency statement linking the changes to the town’s comprehensive growth management plan.
Heidi of the Downtown Smithfield Development Corporation, who reviewed the design intent, said: "Market Street is the spine of our downtown, and it's a conduit for commerce... we want to create visible cues so that as we develop our downtown it is clear and visible that this is a downtown space." Heidi identified herself for the record as representing the Downtown Smithfield Development Corporation.
Council members asked questions about tax impacts, parking and whether the overlay would force a zero‑lot line. Planning staff replied the overlay would not change tax district boundaries and that the zero‑lot‑line treatment would be recommended (not mandatory) — the B‑2 zoning stays in place and the UDO director could waive parking minimums when appropriate.
Sonny Howard, a resident of Woodlawn Drive, warned against mandatory wider sidewalks in some locations: "Anytime you widen a sidewalk, you're asking for more trouble... I think it devalues your property," he said during the rezoning public hearing portion focused on the map amendment.
After discussion the council voted by voice to adopt the zoning text amendment ZA‑25‑03 and to approve the map amendment RZ‑25‑02. The council recorded the approvals by motion and voice vote; no roll‑call tallies were given in the public record.
What happens next: the overlay now becomes available to guide new infill and redevelopment projects inside the mapped district. Staff noted the overlay will apply at the time of new construction or significant redevelopment; existing buildings and uses remain subject to their current zoning.
