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HomeMy WebLinkAboutG&J Dev_CC staff reportLand 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 several concerns area residents expressed concerns for potential issues such as an increase in traffic congestion, a negative impact to area schools, and the impact to environmentally sensitive areas, the Board of Commissioners voted unanimously for the area to remain low density residential. Due to the close proximity of that decision to this request, a clear precedence has been set that this area should remain low density residential. Additional Information On August 1st, the Harnett County Planning Board voted unanimously (5-0) to recommend approval of this Land Use Map amendment based on zoning compatibility and the existing Medium Density Residential on adjacent properties. Several residents living in proximity to the subject properties spoke in opposition to the land use map amendment stating concerns about the potential for sedimentation pollution in the creek and nearby ponds, increased traffic on North Harnett School Rd. and NC 210 N, adverse effects to the wildlife population, and the available capacities of the schools in the district. 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.