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HomeMy WebLinkAboutPB MEETING PACKET AUGUST 2022 1 HARNETT COUNTY PLANNING BOARD Monday August 1, 2022 6:00 p.m. Harnett County Development Services 420 McKinney Parkway, Lillington, NC 27546 PUBLIC HEARING 1. Call to order and welcome – Chairman Kathy Wood 2. Invocation & Pledge of Allegiance 3. Approval of Minutes 4 Proposed Zoning Change: Case # PLAN2206-0001 Landowner / Applicant: Gail E Bianco; .54 +/- acres; Pin # 9584-69-9144.000; From Commercial to RA-30 Zoning District; NC Hwy 24-87; Barbecue Township. 5. Proposed Zoning Change: Case # PLAN2206-0002 Landowner / Applicant: Ronald L Duckworth; .54 +/- acres; Pin # 9584-69-8070.000; From Commercial to RA-30 Zoning District; NC Hwy 24-87; Barbecue Township. 6. Proposed Zoning Change: Case # PLAN2206-0003 Landowner / Applicant: Michong Davis; 1.09 +/- acres; Pin 9584-79-0039.000; From Commercial to RA-30 Zoning District; NC Hwy 24-87; Barbecue Township. 7. Proposed Zoning Change: Case # PLAN2206-0004 Landowner / Applicant: Johnny Carroll Contracting Inc. & KMB Building LLC; 9.45+/- acres; Pin 0651-73-8410.000; From RA-40 to RA-30 Zoning District; Intersection of SR # 1436 (Matthews Road) & SR # 1435 (Tripp Road); Neill’s Creek Township. 8. Land Use Plan Amendment: Case # PLAN2206-0005 Land Owner/ Applicant: Lloyd Enterprises LP / Tom McKay; PIN #’s 0508-41-7271.000 & 0508-41-0412.000; 214.0 +/- acres. The applicant requests a Land Use Map Amendment from Agricultural and Rural Residential to Medium Density Residential Use; Barbecue Township; NC 27 West. 9. Land Use Plan Amendment: Case # PLAN2207-0001 Land Owner/ Applicant: G & J Development, LLC/Don Curry, Curry Engineering; PIN #’s 0662-68-5452.000, 0662-68-6638.000 & 0662-68-0457.000; 26.0 +/- acres. The applicant requests a Land Use Map Amendment from Low Density Residential to Medium Density Residential; Black River Township; NC 210 North & SR # 1438 (North Harnett School Road). 10. Planning Board Amended By-Laws Adoption 11. Other Business 12. Adjourn STAFF REPORT Page 1 of 4 REZONING STAFF REPORT Case: PLAN2206-0001 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2022 County Commissioners: August 15, 2022 Requesting a Rezoning from Commercial to RA-30 Applicant Information Owner of Record: Applicant: Name: Gail Bianco Name: Gail Bianco Address: 1166 NC 24-87 Address: 60 Parker Creek Rd City/State/Zip: Cameron, NC 28326 City/State/Zip: Holly springs, NC 27540 Property Description PIN(s): 9584-69-9144 Acreage: 0.54 Address/SR No.: 1166 NC 24-87 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 4 Physical Characteristics Site Description This site is currently vacant. Surrounding Land Uses: Surrounding land uses consist of high density residential developments, a few individual single family residences, and various commercial and professional business establishments. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: 34,000 on NC 24-87 Site Distances: good Zoning District Compatibility The following is a summary list of potential uses. For actual permitted uses please refer to the UDO’s Table of Uses. CURRENT REQUESTED Commercial RA-30 Parks & Rec X Natural Preserves X X Bona Fide Farms X Single Family X Manufactured Homes, Design Regulated X Manufactured Homes X (with SUP) Multi-Family X (with SUP) Commercial Services X Retail X X (with SUP) Wholesale X Industrial Manufacturing STAFF REPORT Page 3 of 4 Land Use Classification Compatibility ZONING LAND USE RA-30 Compact Mixed Use Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X X Manufactured Homes, Design Regulated X Manufactured Homes X (with SUP) Multi-Family X (with SUP) X Commercial Service X X Retail X X Wholesale X 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 requested zoning change to RA-30 could have a negative impact on the surrounding properties due to the commercial development pattern in the area. Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification. REASONING: The requested zoning is not compatible with the existing Land Use classification of a Compact Mixed Use, as well as within the Compatibility Development Target area. These two designations highlight growing areas of the County that consist of a variety of nonresidential uses mixed with planned residential developments. Further this parcel was evaluated and approved by the Harnett County Board of Commissioners as Commercial in 2018. Since then, this area has become more commercially developed, therefore, a residential classification wouldn’t be as compatible as the existing commercial classification. Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare. REASONING: The proposal does not enhance the public general welfare, as the requested zoning is not compatible with the growth patterns of this area as well as the NC 87 overlay that is in place to encourage and enhance nonresidential development. Yes No The request is for a SMALL SCALE REZONING and should be evaluated for reasonableness. REASONING: This parcel is immediately adjacent to RA-30 zoned property and therefore does not need to be evaluated for small scale rezoning. STAFF REPORT Page 4 of 4 Suggested Statement-of-Consistency (Staff concludes that…) As detailed within the above evaluation, the requested rezoning to RA-30 is not compatible with Harnett County Land Use Plan and would not enhance the surrounding community based on the Hwy 87 Overlay as well as the existing commercial growth in the area. It is recommended that this rezoning request be DENIED. Site Photographs Site Non-residential adjacent property Hwy 87 street view Hwy 87 street view STAFF REPORT Page 1 of 4 REZONING STAFF REPORT Case: PLAN2206-0002 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2022 County Commissioners: August 15, 2022 Requesting a Rezoning from Commercial to RA-30 Applicant Information Owner of Record: Applicant: Name: Ronald Duckworth Name: Ronald Duckworth Address: 1168 NC 24-87 Address: 1168 NC 24-87 City/State/Zip: Cameron, NC 28326 City/State/Zip: Cameron, NC 28326 Property Description PIN(s): 9584-69-8070 Acreage: 0.54 Address/SR No.: 1168 NC 24-87 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 4 Physical Characteristics Site Description Sites are currently occupied by single family residential structures. Surrounding Land Uses: Surrounding land uses consist of high density residential developments, a few individual single family residences, and various commercial and professional business establishments. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: 34,000 on NC 24-87 Site Distances: good Zoning District Compatibility The following is a summary list of potential uses. For actual permitted uses please refer to the UDO’s Table of Uses. CURRENT REQUESTED Commercial RA-30 Parks & Rec X Natural Preserves X X Bona Fide Farms X Single Family X Manufactured Homes, Design Regulated X Manufactured Homes X (with SUP) Multi-Family X (with SUP) Commercial Services X Retail X X (with SUP) Wholesale X Industrial Manufacturing STAFF REPORT Page 3 of 4 Land Use Classification Compatibility ZONING LAND USE RA-30 Compact Mixed Use Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X X Manufactured Homes, Design Regulated X Manufactured Homes X (with SUP) Multi-Family X (with SUP) X Commercial Service X X Retail X X Wholesale X 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 requested zoning change to RA-30 could have a negative impact on the surrounding properties due to the commercial development pattern in the area. Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification. REASONING: The requested zoning is not compatible with the existing Land Use classification of a Compact Mixed Use, as well as within the Compatibility Development Target area. These two designations highlight growing areas of the County that consist of a variety of nonresidential uses mixed with planned residential developments. Further this parcel was evaluated and approved by the Harnett County Board of Commissioners as Commercial in 2018. Since then, this area has become more commercially developed, therefore, a residential classification wouldn’t be as compatible as the existing commercial classification. Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare. REASONING: The proposal does not enhance the public general welfare, as the requested zoning is not compatible with the growth patterns of this area as well as the NC 87 overlay that is in place to encourage and enhance nonresidential development. Yes No The request is for a SMALL SCALE REZONING and should be evaluated for reasonableness. REASONING: This parcel is immediately adjacent to RA-30 zoned property and therefore does not need to be evaluated for small scale rezoning. STAFF REPORT Page 4 of 4 Suggested Statement-of-Consistency (Staff concludes that…) As detailed within the above evaluation, the requested rezoning to RA-30 is not compatible with Harnett County Land Use Plan and would not enhance the surrounding community based on the Hwy 87 Overlay as well as the existing commercially growth in the area. It is recommended that this rezoning request be DENIED. Site Photographs Site Adjacent property Hwy 87 street view Hwy 87 street view STAFF REPORT Page 1 of 5 REZONING STAFF REPORT Case: PLAN2206-0003 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2022 County Commissioners: August 15, 2022 Requesting a Rezoning from Commercial to RA-30 Applicant Information Owner of Record: Applicant: Name: Michong Davis Name: Michong Davis Address: 1186 NC 24-87 Address: 655 Plantation Dr City/State/Zip: Cameron, NC 28326 City/State/Zip: Cameron, NC 28326 Property Description PIN(s): 9584-79-0039 Acreage: 1.09 Address/SR No.: 1168 NC 24-87 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 5 Physical Characteristics Site Description Site is currently vacant. Surrounding Land Uses: Surrounding land uses consist of high density residential developments, a few individual single family residences, and various commercial and professional business establishments. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: 34,000 on NC 24-87 Site Distances: good Zoning District Compatibility The following is a summary list of potential uses. For actual permitted uses please refer to the UDO’s Table of Uses. CURRENT REQUESTED Commercial RA-30 Parks & Rec X Natural Preserves X X Bona Fide Farms X Single Family X Manufactured Homes, Design Regulated X Manufactured Homes Multi-Family Institutional Commercial Services X Retail X Wholesale X Industrial Manufacturing STAFF REPORT Page 3 of 5 Land Use Classification Compatibility ZONING LAND USE RA-30 Compact Mixed Use Parks & Rec X Natural Preserves X Bona Fide Farms X Single Family X Manufactured Homes, Design Regulated Manufactured Homes Multi-Family X Institutional X X Commercial Service X X Retail X 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 requested zoning change to RA-30 will not have a negative impact on the surrounding properties due to the present use of the property as residential. Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification. REASONING: The requested zoning is not compatible with the existing Land Use classification of a Compact Mixed Use, as well as within the Compatibility Development Target area. These two designations highlight growing areas of the County that consist of a variety of nonresidential uses mixed with planned residential developments. Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare. REASONING: The proposal does not enhance the public general welfare, as the requested zoning is not compatible with the growth patterns of this area as well as the NC 87 overlay that is in place to encourage and enhance nonresidential development. Yes No The request is for a SMALL SCALE REZONING and should be evaluated for reasonableness. REASONING: This parcel is not immediately adjacent to RA-30 zoned property and therefore need to be evaluated for small scale rezoning. Since this is a separate application this should be evaluated. However, considering the outcome of applications PLAN2206-0002 & PLAN2206-0004, this could not be a factor in the future. STAFF REPORT Page 4 of 5 Suggested Statement-of-Consistency (Staff concludes that…) As detailed within the above evaluation, the requested rezoning to RA-30 is not compatible with Harnett County Land Use Plan and would not enhance the surrounding community based on the Hwy 87 Overlay as well as the existing commercially growth in the area. It is recommended that this rezoning request be DENIED. Site Photographs Site Adjacent property Hwy 87 street view Non-residential adjacent properties & Hwy 87 street view STAFF REPORT Page 5 of 5 Standards of Review and Worksheet SMALL SCALE REZONING Small scale zoning is permissible in North Carolina if it is reasonable. The courts have set out the following four factors to be used in a case-by-case analysis to determine if a particular zoning is reasonable. RESONABLENESS FINDINGS OF FACT Yes No A. SIZE OF THE TRACT The overall size of the tract of land proposed for rezoning is reasonable when compared to the size of the zoning district in which the subject property is located. Yes No B. COMPATIBILITY WITH A COMPREHENSIVE PLAN The proposed rezoning is consistent with any comprehensive plan, plan or elements thereof. Yes No C. IMPACT 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. Yes No D. COMPARISON OF USES The allowed uses within the proposed zoning district are similar or comparable to uses permitted as currently zoned. It is at the discretion of the Board to carefully analyze the above criteria to determine if the proposed zoning change would be considered reasonable. GRANTING A SMALL SCALE REZONING Motion to grant the small scale rezoning upon finding that the request is reasonable considering one or more of the above findings of fact A-D being found in the affirmative DENYING A SMALL SCALE REZONING 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 size of the tract Incompatibility with the comprehensive plan Impact to surrounding community and immediate neighbors Proposes uses are extremely dissimilar to those currently permitted STAFF REPORT Page 1 of 4 REZONING STAFF REPORT Case: PLAN2206-0004 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2020 County Commissioners: August 15, 2020 Requesting a Rezoning from RA-40 to RA-30 Applicant Information Owner of Record: Applicant: Name: Johnny Carroll Contracting, Inc & KMB Building, LLC Name: Mauldin-Watkins Surveying Address: 5609 Stewart Rd Address: 139 N. Main St City/State/Zip: Raleigh, NC 27603 City/State/Zip: Fuquay Varina, NC 27526 Property Description PIN(s): 0651-73-8410 Acreage: 9.45 Address/SR No.: Matthews & Tripp Rd (SR 1436 & SR 1435) 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 STAFF REPORT Page 2 of 4 Physical Characteristics Site Description: site is vacant, farmland. As per the application, the intent is to develop this property and build residential homes. Surrounding Land Uses: Vacant/undeveloped and agricultural land. Also, single family residential uses that consist of stick-built & manufactured homes. Several developments in this area are within Lillington’s jurisdiction. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: Unavailable 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 RA-40 RA-30 Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X X Manufactured Homes, Design Regulated X Manufactured Homes(with SUP) X Multi-Family(with SUP) X Institutional Commercial Services Retail (with SUP) X X Wholesale Industrial Manufacturing STAFF REPORT Page 3 of 4 Land Use Classification Compatibility ZONING LAND USE RA-30 MDR 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(with SUP) X X Multi-Family(with SUP) X Institutional Commercial Service Retail (with SUP) X X Wholesale Industrial Manufacturing 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 the surrounding area. Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification. REASONING: The requested zoning to RA-30 is compatible with the overall land use classification of Medium Density Residential, as well as within the Compatibility Development Target area. The MDR land use class could have lot densities that range from 2-5 units per acre. Within the vicinity are also distinctive growth patterns to a municipal growth area. Along this road, similar rezoning requests have previously been approved due to these circumstances. Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare. REASONING: The requested zoning to RA-30 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: Due to the Land Use compatibility, as well as the same district being across the street, this application does not need to be considered for Small Scale Rezoning. STAFF REPORT Page 4 of 4 Suggested Statement-of-Consistency (Staff concludes that…) As stated in the evaluation, the requested rezoning to RA-30 would not have an unreasonable impact on the surrounding community and will maintain the public health, safety, and general welfare based on the existing residential uses and compatibility with the County’s Land Use Plan. Therefore, it is recommended that this rezoning request be APPROVED. Site Photographs Site Site, adjacent property, & Tripp Rd east Matthews Rd & Tripp Rd intersection Site & Matthews Rd view (south), & area properties Land Use Plan/ Map Amendment Development Services Department Case: PLAN2206-0005 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2022 County Commissioners: August 15, 2022 Requesting an Amendment from Agricultural & Rural Residential to Medium Density Residential Applicant Information Owner of Record: Applicant: Name: Lloyd Enterprises, LP Name: Tom McKay Address: 2016 Lloyd Stewart Rd Address: 2000 Aerial Center Pkwy City/State/Zip: Broadway, NC 27505 City/State/Zip: Morrisville, NC 27560 Property Description PIN(s): 0508-41-7271 & 0508-41-0412 Acreage: 214 +/- Address/SR No.: NC 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 Zoning Land Use Aerial Physical Characteristics The property is vacant land, undeveloped land. Surrounding land uses consist of single-family residences, a Middle & High school, a County park, and several undeveloped parcels. Per the application, this request is to assist in a residential development while also preserving the environmentally sensitive areas of these two tracts. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: ~6,200 Site Distances: Good Site Photographs Site Site Site and NC 27 south view Western Harnett H.S. and NC 27 north view Staff has evaluated the request and find the following…  The impact to the surrounding community is unreasonable, as it is a predominantly low density residential area;  The requested Land Use classification is not compatible with the surrounding land use districts nor is it adjacent or in the vicinity to the requested classification;  The proposed land use change could potentially be an inconvenience to area, since the classification would allow for higher density developments;  A higher density development without adjacent street connectivity could lead to issues within the existing transportation network;  The uses and density provided by the current zoning and land use classification are more appropriate for this area.  With the amount of Environmentally sensitive areas that exisit, low density classification may be more appropriate. Suggested Statement-of-Consistency (Staff concludes that…) As explained in the evaluation, the requested Land Use Map amendment is not compatible with Harnett County regulatory documents and would have an unreasonable impact on the surrounding community due to the low density nature of the area. Therefore, it is recommended that this reclassification request be DENIED. Per Harnett County Land Use Plan Residential Focus Areas Environmentally Sensitive Areas: Primary conservation areas, including floodplains and areas located in the Conservation Overlay Zoning District. Agricultural and Rural Residential: Primarily agricultural and forestry uses with some rural residential areas. These areas are located outside of existing and future sewer service areas and rely on septic systems for wastewater treatment. They have a limited road network and in some cases lie within High Quality Watershed or Water Supply Watershed areas. The lack of utility and transportation infrastructure, the established low density development pattern and ongoing agricultural activities in these areas contribute to their rural character. This character can be enhanced by encouraging only low intensity uses, single family residential up to one unit per acre and context sensitive rural design. Medium Density Residential: Medium density residential with a mix of housing types including single family detached homes with average lot sizes, small-lot homes and patio homes. Gross densities of 2-5 dwelling units per acre. Located in areas served by current or planned utilities or in areas near the extra- territorial jurisdiction (ETJ) of towns. Additional housing types (including townhomes and apartments) and higher densities may be appropriate as part of planned developments or near Development Nodes. Land Use Plan/ Map Amendment Development Services Department Case: PLAN2207-0001 Jay Sikes, Mgr. of Planning Services jsikes@harnett.org Phone: (910) 893-7525 Fax: (910) 814-8278 Planning Board: August 1, 2022 County Commissioners: August 15, 2022 Requesting an Amendment from Low Density Residential to Medium Density Residential Applicant Information Owner of Record: Applicant: Name: G&J Development, LLC Name: Don Curry/ Curry Engineering Address: 2265 Benson Rd Address: 205 S. Fuquay Ave. City/State/Zip: Angier, NC 27501 City/State/Zip: Fuquay Varina, NC 27526 Property Description PIN(s): 0662-68-5452, 0662-68-6638, 0662-68-0457 Acreage: 26 Address/SR No.: 5963 NC 210 N. 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 Zoning Land Use Aerial Physical Characteristics The property is vacant land, undeveloped land. Surrounding land uses consist of single-family residences, a Primary School (K-2nd grade) and several undeveloped parcels. Per the application, this request is to assist in a residential development while also preserving the environmentally sensitive areas of these two tracts. Planned entrance would be onto N. Harnett Primary School Rd  29 lots & 4.8 ac open space (avg 26,800 sq ft) vs 40 lots & 9 ac open space (12,500 sq ft -17,000 sq ft) Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: unverified Transportation: Annual Daily Traffic Count: - NC 210 ~7,800; - N.Harnett Primary School ~90 cars and 9 buses 2x a day. Site Distances: Moderate Site Photographs Site NC 210 (south view) Site & N.Harnett School Rd Site & NC 210 north view Site & NC 210 south view NC 210 & N.Harnett School Rd N.Harnett School Rd & NC 210 intersection Staff has evaluated the request and find the following…  The impact to the surrounding community is unreasonable, as it is currently low density residential along this side of NC 210;  The proposed land use change could potentially be an inconvenience to adjacent property owners since the classification would allow for higher density developments;  A higher density development could lead to issues within the existing transportation network and additional traffic congestion.  The requested Land Use classification is not compatible with the surrounding Land Use districts nor is it adjacent to the requested classification. The uses and density provided by the current zoning and land use classification are more appropriate for this area.  On May 16, 2022 two adjacent parcels to the west were reviewed by the Harnett County Board of Commissioners for consideration of a Med. Density Residential classification. After hearing, several concerns from citizens in the area, issues such as traffic congestion, impacts on schools, and environmental impacts, the Board of Commissioners voted unanimously for the area to remain low density residential. Consequently, given the close proximity of that decision to this request, a clear precedence has been set and this area should remain low density residential. Suggested Statement-of-Consistency (Staff concludes that…) As listed above, the requested Land Use Map amendment is not compatible with Harnett County regulatory documents and would have an unreasonable impact on the surrounding community. Therefore, it is recommended that this reclassification request be DENIED. Per Harnett County Land Use Plan Residential Focus Areas Low Density Residential: Single family detached residential intended to remain predominantly suburban in character and provide for low density single-family residential development on lots smaller than those in Rural Residential areas. Gross densities of 1-3 dwelling units per acre depending on utilities, soils and character of adjacent development. Medium Density Residential: Medium density residential with a mix of housing types including single family detached homes with average lot sizes, small-lot homes and patio homes. Gross densities of 2-5 dwelling units per acre. Located in areas served by current or planned utilities or in areas near the extra- territorial jurisdiction (ETJ) of towns. Additional housing types (including townhomes and apartments) and higher densities may be appropriate as part of planned developments or near Development Nodes.