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.