Commission backs conditional industrial rezoning for former Burlington Industries site to allow recycling operation

The Burlington Planning & Zoning Commission on April 27 voted to recommend that the city council consider conditional‑industrial rezoning for roughly 8.5 acres comprising about 16–18 adjoining parcels at the former Burlington Industries site, clearing the way for Topia Real Estate/Topia Holdings to operate a recycling and plastic‑processing facility.

Planning staff and the applicant said the principal new use requested is a recycling center, a use permitted only under a conditional industrial (CI) designation. Staff said most other uses listed in the application already were permissible under the existing Heavy Industrial (HI) zoning; the specific authorization sought is the recycling/processing use and associated conditions.

Attorney Ryan Moffett and Topia CEO Alexander Long told the commission the property includes a roughly 216,500‑square‑foot building constructed about 1913 that has been blighted and contaminated in places. Moffett said Topia intends to pursue brownfields remediation and to reuse existing structures rather than demolish and redevelop the site. "The recycling center is the primary use — that's what they're here for," Moffett said.

Topia representatives described a phased operations plan. They said the facility will process postindustrial plastics (spools, pallets, purgings, obsoletes) into a reg grind/flake for sale and may add pelletizing in a later phase. The applicant told the commission the operation could process on the order of 8 million pounds of plastic per month at full capacity and that investment to date is about $3.65 million. The team said about 17 employees currently work at the site in various roles and that employment could grow toward 100 people if the operation reaches scale.

Commissioners focused questions on ingress/egress, driveway width and truck access. Staff said existing access points were reviewed by the NC Department of Transportation as part of the package and that the technical review committee (TRC) and permitting processes address any future changes to entrances or roadway modifications. Topia said trucks and lowboys have historically accessed the site, contractors are actively using the facility during renovations, and gates and aisles have been repaired or extended to accommodate vehicles.

Staff also reviewed conditions that would apply should the council adopt the ordinance: current buildings and facilities would remain as nonconforming structures, no new buildings are proposed in the conditional zoning request, and the applicant would be required to consolidate lots within two years as a condition of the ordinance. Other conditions require compliance with building, fire, noise and nuisance codes and TRC review of any future structural changes.

A commissioner moved to recommend approval, highlighting economic development and adaptive reuse of an obsolete industrial site; the motion passed on a roll call. Staff said the item will move to a city council work session and later a public hearing, with an anticipated council date noted in the staff packet.

The commission’s recommendation is advisory; final land‑use authority remains with the city council.