Union County board tables heavy‑industrial rezoning along US 601 after residents warn of burning, debris and missing permits

The Union County Land Use Board on July 21 voted to table a straight rezoning request (RZ2026009) to rezone roughly 26.06 acres along U.S. 601 from RA‑40 to Heavy Industrial, citing the applicant’s absence and unresolved site‑use and environmental concerns.

Planning staff warned the board a straight rezoning carries no site conditions and would permit any use allowed in the heavy‑industrial district. Staff also identified unpermitted parking areas, heavy equipment and possible debris on the parcel and noted some of that material may encroach on the floodplain. The record shows the parcel lacks public water and that most heavy‑industrial uses would require an NCDOT driveway permit for access to 601 — and staff said the current driveway lacked the required DOT authorization.

Multiple residents spoke in opposition and reported long‑running problems on the property. Larry Wing Fry told the board he has repeatedly reported burning of household materials, insulation and roofing to environmental health; he said the smoke affected his wife’s respiratory health. “My wife now has COPD,” Fry said, and asked whether industrial status would allow extended burning or other harmful activities. Other residents described debris piles and asked whether any reclamation landfill permits matched the recorded locations.

Board members said they were uncomfortable making a recommendation to the Board of County Commissioners without the applicant present and without clearer information about unpermitted activity and potential floodplain encroachment. Several members argued a straight rezoning would be a “blank check” to future owners and could allow uses not intended by neighbors.

The board voted to table the request and instructed staff to investigate outstanding compliance and environmental‑health issues, confirm any NCDOT permit status, and package findings for the commissioners. Staff said it will return the rezoning application to the board with a report and noted the applicant still may advance the request to the commissioners without the board’s recommendation if they choose.

What happens next: staff will research reported burning and debris, follow up with NCDOT on driveway permitting, and include enforcement findings and any outstanding violations in the materials forwarded to the Board of County Commissioners. The board recommended the applicant appear at a future meeting to answer questions.

— Reporting from the Union County Land Use Board meeting on July 21, 2026.