Stewart RZ_CC SRSTAFF REPORT Page 1 of 7
REZONING STAFF REPORT
Case: 14-77
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: April 7, 2014 County Commissioners: April 21, 2014
Requesting a Rezoning from RA-40 to Commercial
Applicant Information
Owner of Record: Applicant:
Name: JH Stewart Farms Name: Same
Address: 840 Tysinger Rd Address: Same
City/State/Zip: Lillington, NC 27546 City/State/Zip: Same
Property Description
PIN(s): 0589-17-3378.000, 0589-17-0727.000, 0589-17-0904.000 Acreage: 4.32 Acres
Address/SR No.: 115 US 421 S
Township:
(09) Johnsonville
(10) Lillington
(11) Neill’s Creek
(12) Stewart’s Creek
(13) Upper Little River
(01) Anderson Creek
(02) Averasboro
(03) Barbecue
(04) Black River
(05) Buckhorn
(06) Duke
(07) Grove
(08) Hectors Creek
Vicinity Map
Vicinity Map
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Physical Characteristics
Site Description: Site is vacant
Surrounding Land Uses: Vacant farmland, low
density residential, the Harnett County Jetport
Aerial Photograph
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
Hwy 27 ~6,600 trips
Hwy 421 ~ 20,000 trips
Site Distances: Good
Zoning District Compatibility
The following is a summary list of general uses,
for actual permitted uses refer to the Zoning Ordinance.
CURRENT REQUESTED
RA-40 Commercial
Parks & Rec X
Natural Preserves X
Bona Fide Farms X
Single Family X
Manufactured Homes,
Design Regulated
Manufactured Homes
Multi-Family
Institutional X
Commercial Services X
Retail X
Wholesale
Industrial
Manufacturing
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Zoning Map
Land Use Classification Compatibility
ZONING LAND USE
RA-40 MDR
Parks & Rec X X
Natural Preserves X
Bona Fide Farms X X
Single Family X X
Manufactured Homes,
Design Regulated X
Manufactured Homes X X
Multi-Family X
Institutional X
Commercial Service X
Retail X
Wholesale
Industrial
Manufacturing
Future Land Use Map
Evaluation
Yes No The IMPACT to the adjacent property owners and the surrounding community is
reasonable, and the benefits of the rezoning outweigh any potential inconvenience or
harm to the community.
REASONING: The impact to the surrounding community is reasonable, as the requested
zoning district is similar in nature to certain the existing zoning districts in the area and
it would not cause any inconvenience or harm to the community.
Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification.
REASONING: The requested zoning to Commercial is not compatible with the Land Use
Classification Medium Density Residential. Medium Density Residential is meant to
encourage stick built and manufactured residential developments. However, since this
parcel has ample access to to major roads, as well as its location to the County Jetport,
staff feels it may be necessary to amend the Land Use Plan to comply with the existing
use.
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested zoning to Commercial would maintain the public health,
safety and general welfare due to the existing commercial growth pattern in the area.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness
REASONING: The proposed rezoning to Commercial is adjacent to Commercial zoned
land and thus the application does not need to be considered a Small Scale
Rezoning. (PIN #0589-17-0904 would be adjacent to compatible zoning if approved)
STAFF REPORT Page 4 of 7
On April 7, the Harnett County Planning Board voted unanimously to recommend approval of
this Rezoning application based on the existing zoning compatibility to the surrounding
properties.
Suggested Statement-of-Consistency (Staff concludes that…)
The requested rezoning to Commercial is compatible with neighboring zoning districts and would not
have an unreasonable impact on the surrounding community and will enhance the public health, safety,
and general welfare for the reasons stated in the evaluation. It is recommended that this rezoning request
be APPROVED.
Standards of Review and Worksheet
STANDARDS OF REVIEW
The County Commissioners shall consider and make determinations concerning each proposed zoning
district. The following policy guidelines shall be followed by the County Commissioners concerning zoning
districts and no proposed zoning district will receive favorable recommendation unless:
Yes No A. The proposal will place all property similarly situated in the area in the same
category, or in appropriate complementary categories.
Yes No B. There is convincing demonstration that all uses permitted under the proposed district
classification would be in the general public interest and not merely in the interest of the
individual or small group.
Yes No C. There is convincing demonstration that the character of the neighborhood will not be
materially and adversely affected by any use permitted in the proposed change.
Yes No D. The proposed change is in accordance with the comprehensive plan and sound
planning practices
Site Photographs
Subject Property Lot 1 Hwy 27
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Hwy 27 Property across Hwy 27
Adjacent property Adjacent property
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Across US 421 Subject property lot 2 & 3
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Us 421 Us 421
Adjacent property Adjacent Property
Attachments
Original Rezoning Application
Justification Statement