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HomeMy WebLinkAboutStewart 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 STAFF REPORT Page 2 of 7 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 STAFF REPORT Page 3 of 7 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 STAFF REPORT Page 5 of 7 Hwy 27 Property across Hwy 27 Adjacent property Adjacent property STAFF REPORT Page 6 of 7 Across US 421 Subject property lot 2 & 3 STAFF REPORT Page 7 of 7 Us 421 Us 421 Adjacent property Adjacent Property Attachments Original Rezoning Application Justification Statement