Beal RZ SR_CCREZONING STAFF REPORT
Case:
14-268
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board:
September 2, 2014
County
Commissioners:
September 15, 2014
Requesting a Rezoning from Commercial to RA-20R
Applicant Information
Owner of Record:
Applicant:
Name:
Jeffrey Carl Beal
Name:
Same
Address:
4427 Cox Mill Rd
Address:
Same
City/State/Zip:
Sanford, NC 27332
City/State/Zip:
Same
Property Description
PIN(s):
9587-55-0860
Acreage:
5.93 of 18.64
Address/SR No.:
14841 Hwy 27 W
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
Physical Characteristics
Site Description: Site is currently vacant, except for an inhabitable, older house.
Surrounding Land Uses: farmland, low density residential, and various
commercial uses.
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 ~6,400
Site Distances: Good
Zoning District Compatibility
The following
is a summary list of general uses, or actual permitted uses refer to the Zoning Ordinance.
CURRENT
REQUESTED
Commercial
RA-20R
Parks & Rec
X
X
Natural Preserves
X
X
Bona Fide Farms
X
Single Family
X
Manufactured Homes, Design Regulated
X
Manufactured Homes
X
Multi-Family
X
Institutional
X
Commercial
Services
X
Retail
X
Wholesale
Industrial
Manufacturing
Zoning Map
Land Use Classification Compatibility
ZONING
LAND USE
RA-20R
LDR
Parks & Rec
X
X
Natural Preserves
X
X
Bona Fide Farms
X
X
Single Family
X
X
Manufactured Homes, Design Regulated
X
X
Manufactured Homes
X
X
Multi-Family
X
Institutional
X
Commercial Service
Retail
X
Wholesale
Industrial
Manufacturing
Future Land Use Map
Additional Information
On September 2, the Harnett County Planning Board voted unanimously
to recommend approval of this Rezoning application based on the existing zoning compatibility to the surrounding properties.
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 neighboring zoning.
Yes
No
The requested zoning district is COMPATIBLE with the existing Land
Use Classification.
REASONING: The requested zoning to RA-20R is not compatible with the Land Use
Classification of Low Density Residential. As per the existing plan, Low Density Residential
is meant to encourage large lot development and/or limited development. However, staff feels that this area’s land use classification should be amended during the upcoming Land Use
Plan update, to comply with the existing uses & lot sizes.
Yes
No
The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested
zoning to RA-20R would maintain the public health, safety and general welfare due to the existing residential uses within the area.
Yes
No
The request is for a SMALL SCALE
REZONING and should be evaluated for reasonableness
REASONING: The proposed rezoning to RA-20R is immediately adjacent RA-20 R zoned land, thus the application does not need to be considered
a Small Scale
Rezoning.
Suggested Statement-of-Consistency (Staff concludes that…)
The requested rezoning to RA-20R is compatible with neighboring zoning districts and would not have an unreasonable impact
on the surrounding community and will maintain the public health, safety, and general welfare for the reasons stated in the evaluation. It is recommended that this rezoning request be
APPROVED.
Site Photographs
Subject Property
Old house on parent parcel
House across the street
Residences near Hwy 27 & Buffalo
Lake Rd
Comm. property @ Hwy 27 & Buffalo Lake Rd
Comm. property @ Hwy 27 & Buffalo Lake Rd
Standards of Review and Worksheet
STANDARDS OF REVIEW
The Planning Board shall
consider and make recommendations to the County Board of Commissioners concerning each proposed zoning district. The following policy guidelines shall be followed by the Planning Board
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 all uses permitted
under the proposed district classification would be appropriate in the area included in the proposed change. (When a new district designation is assigned, any use permitted in the district
is allowable, so long as it meets district requirements, and not merely uses which applicants state they intend to make of the property involved.)
Yes
No
D. 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
E. The proposed change
is in accordance with the comprehensive plan and sound planning practices.
GRANTING THE REZONING REQUEST
Motion to grant the rezoning upon finding that the rezoning is reasonable
based on All of the above findings of fact A-E being found in the affirmative and that the rezoning advances the public interest.
DENYING THE REZONING REQUEST
Motion to deny the rezoning
upon finding that the proposed rezoning does not advance the public interest and is unreasonable due to the following:
The proposal will not place all property similarly situated
in the area in the same category, or in appropriate complementary categories.
There is not 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.
There is not convincing demonstration that all uses permitted under the proposed
district classification would be appropriate in the area included in the proposed change. (When a new district designation is assigned, any use permitted in the district is allowable,
so long as it
meets district requirements, and not merely uses which applicants state they intend to make of the property involved.)
There is not convincing demonstration that the character of the
neighborhood will not be materially and adversely affected by any use permitted in the proposed change.
The proposed change is not in accordance with the comprehensive plan and sound
planning practices.
The proposed change was not found to be reasonable for a small scale rezoning
Attachments
Original Rezoning Application
Justification Statement