HomeMy WebLinkAboutThompson_SR 2STAFF REPORT Page 1 of 10
REZONING STAFF REPORT
Case: PLAN2410-0001
Sarah Arbour, Long Range Planner
sarbour@harnett.org
Phone: (910) 814-6414 Fax: (910) 814-8278
Planning Board: November 4, 2024 County Commissioners: November 18, 2024
Rezoning Request : Industrial to RA-20R
Applicant Information
Owner of Record: Applicant:
Name: Weeks Farms, Inc. Name: Seth Thompson
Address: PO Box 787 Address: 510 N. Powell Avenue
City/State/Zip: Dunn, NC 28335 City/State/Zip: Dunn, NC 28334
Property Description
PIN(s): 0558-99-8986.000 & 0558-97-3688.000 Acreage: +/-50 & +/-28.11
Address/SR No.: US 401 S. Lillington, NC
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 10
Site Description: The rezoning request is for two properties described below:
Property PIN# 0558-99-8986.000 is a +/-50 acre property used for agricultural purposes. The property is
landlocked and accessed by a small farm road from the property to the west. The property is bound by the railway
tract on the western property line.
Property PIN# 0558-97-3688.000 is a +/-28.11 acre property used for agricultural purposes. The property’s eastern
property line is bound by the railway tract.
Background: The properties represent two of three properties that the applicant has petitioned Planning Services
to rezone from Industrial to RA-20R. The third property involved in the rezoning petition (shown below) is on a
separate application due to the applicant’s error. Additionally, due to the condition of the farm road, staff was
unable to access the property east of the railway for site photos.
Separate Rezoning Petion Farm Road
Surrounding Land Uses: Surrounding land uses consist of single-family residences, a manufactured home park,
agricultural activities, and forestland.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Average Daily Counts: 6,000
Site Distances: Fair
STAFF REPORT Page 3 of 10
RA-20R
RA-20M
RA-30
Lillington- RS20
Industrial
Zoning Compatibility
Zoning Districts
Current
Industrial
Requested
RA-20R
Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X
Manufactured
Homes, (with
design criteria)
X
Multi-Family
X
Special Use
Institutional X X
Commercial
Services X Special Use
Retail X
Wholesale X
Industrial X
Manufacturing X
The following is a summary list of potential uses. For all
applicable uses for each Zoning district please refer to
the UDO’s Table of Uses.
RA-20R:
The RA-20R Residential/Agricultural District (RA-20R) is
established primarily to support agricultural
and residential development. Inclusive in such higher density
residential developments may consist
of single-family dwellings, multifamily dwellings, and duplexes.
Industrial:
The purpose of this district, Industrial (IND), is to promote
and protect both existing industrial activities and potential
sites which are considered suitable for industrial use, to
prohibit uses of land which would substantially interfere
with the continuation of uses permitted in the district, and
to promote the operation of well-planned and maintained
industrial facilities.
RA-20R
Industrial
RA-30
RA-20M
Town of Lillington - Residential
STAFF REPORT Page 4 of 10
Land Use Classification Compatibility
ZONING Land Use
RA-20R Agricultural/
Rural
Residential
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 Special Use
Special Use
Institutional X X
Commercial
Service Special Use Special Use
Retail
Wholesale
Industrial
Manufacturing
The above is a summary list of potential uses. For all
applicable uses for each Zoning district, please
refer to the UDO’s Table of Uses.
Agricultural/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.
Low Density Residential
Agricultural/ Rural Residential
Town of Lillington
STAFF REPORT Page 5 of 10
Site
Road View
Across Road
STAFF REPORT Page 6 of 10
Road View
Evaluation Property PIN 0558-99-8986.000
Yes No A. The proposal will place all property similarly situated in the area in the same category,
or in appropriate complementary categories.
The proposal will not place all property similarly situated in the area in the same category, or in
appropriate complementary categories. The railway serves as a physical division between
existing and planned residential development along US 401 and an area designated for
industrial development. A pocket of residential development would be intrusive within the
otherwise Industrial zoned area and may inhibit future industrial development.
Yes No B. There is a 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 a 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
STAFF REPORT Page 7 of 10
individual or small group.
The proposed rezoning of the parcel east of the railway to RA-20R could introduce residential
uses in an area that the county has designated for industrial development. The intensity of the
uses permitted in the surrounding Industrial district is incompatible with residential land uses. It is not in the public’s interest to allow for residential uses to occur within this area designated
for industrial development or with the access issues posed by the railway.
Yes No C. There is a 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 a convincing demonstration that all uses permitted in the proposed district
classification would be appropriate in the area included in the proposed change. Residential
uses on the property located east of the railway would not be appropriate due the surrounding
Industrial zoning district and access issues posed by the railway.
Yes No D. There is a convincing demonstration that the character of the neighborhood will not be
materially and adversely affected by any use permitted in the proposed change.
There is not a convincing demonstration that the character of the neighborhood will not be materially and adversely affected by the uses permitted in the requested zoning district.
Use of the property for residential purposes would be incompatible with the uses permitted in
the surrounding Industrial zoning district. Further, a change of zoning to the RA-20R would
adversely affect the character of the neighborhood by reducing the potential for industrial
development and economic growth.
Yes
No E. The proposed change is in accordance with the comprehensive plan and sound
planning practices.
While the proposed zoning change to RA-20R is compatible with the underlying land use, the
proposed zoning change would result in loss of finite land designated for industrial use, which
is essential for supporting economic development and job creation. A reduction of available
industrial land conflicts with the following Land Use and Economic Development policy
outlined in the comprehensive land use plan:
Policy LU-1.2 Identify prime locations for industrial and distribution operations and protect
these locations from incompatible development.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to RA-20R is unreasonable. The requested zoning is
incompatible with the uses permitted in the surrounding zoning district and conflicts with Policy LU-1.2 from the
comprehensive land use plan. It is recommended that this rezoning request be DENIED.
STAFF REPORT Page 8 of 10
Evaluation Property PIN 0558-97-3688.000
Yes No A. The proposal will place all property similarly situated in the area in the same category,
or in appropriate complementary categories.
The subject property is contiguous to properties zoned RA-20R. The request would not require
an evaluation for reasonableness as a small-scale rezoning.
Yes No B. There is a 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 a convincing demonstration that all uses permitted under the proposed district would
be in the interest of the public and not merely in the interest of the individual group. A zoning
change to the RA-20R zoning district would allow for residential use of the property, which is
more compatible with the surrounding land uses than the uses permitted in the current zoning
district.
Yes No C. There is a 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 a convincing demonstration that all uses permitted in the proposed district
classification would be appropriate in the area included in the proposed change. The uses
permitted in the RA-20R zoning district are more appropriate than the more intensive uses
permitted in the current zoning designation.
Yes No D. There is a convincing demonstration that the character of the neighborhood will not be
materially and adversely affected by any use permitted in the proposed change.
There is a convincing demonstration that the character of the neighborhood will not be
materially and adversely affected by the uses permitted in the requested zoning district.
STAFF REPORT Page 9 of 10
Use of the property for residential purposes is more compatible with the surrounding land uses
and poses a smaller risk of materially or adversely affecting the neighborhood than the uses
permitted in the current zoning designation.
Yes
No E. The proposed change is in accordance with the comprehensive plan and sound
planning practices.
The request to change the zoning from the Industrial zoning designation to the RA-20R is in
accordance with the comprehensive land use and sound planning practices. The underlying
land use of the property is Agricultural/Rural Residential, a land use designation which
primarily supports agriculture, forestry, and low-density residential uses.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to RA-20R is reasonable. The requested zoning is more
compatible with the surrounding land uses and the underlying future land use, Agricultural/Rural Residential. It is
recommended that this rezoning request be APPROVED.
Standards of Review and Worksheet
TYPICAL REVIEW STANDARDS
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.
STAFF REPORT Page 10 of 10
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