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Home My WebLink AboutPB Agenda Packet-AUGUST 2025 HARNETT COUNTY PLANNING BOARD Monday August 4, 2025 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 New Business 4. Proposed Zoning Change: Case #PLAN2507-0001 Landowner / Applicant: Johnnie C Stewart; 13.71 +/- acres; Pin# 1528-65-0964.000; From Industrial to RA-30 Zoning District; Averasboro Township; Off Hwy 301 N (on Bryan McLamb Lane). 5. Proposed Zoning Change: Case #PLAN2507-0002 Landowner / Applicant: TFD Inc. / Johnathan Tucker; 3.05 +/- acres (Consist of two parcels); Pin # 9585-04-6546.000 & 9585-04-5613.000; From RA-20M to Commercial Zoning District; Barbecue Township; NC Hwy 87 S. 6. Other Business 7. Adjourn STAFF REPORT Page 1 of 10 REZONING STAFF REPORT Case: PLAN2507-0001 Sarah Arbour, Planner II sarbour@harnett.org Phone: (910) 814-6414 Fax: (910) 814-8278 Planning Board: August 4, 2025 County Commissioners: August 18, 2025 Rezoning from the Industrial to the RA-30 Zoning District Applicant Information Owner of Record: Applicant: Name: Johnnie C. Stewart Name: Johnnie C. Stewart Address: 633 Bryan McLamb Ln. Address: 633 Bryan McLamb Ln. City/State/Zip: Dunn, NC 28334 City/State/Zip: Dunn, NC 28334 Property Description PIN(s): 1528-65-0964.000 Acreage: +/- 13.71 Address/SR No.: Bryan McLamb Ln. Dunn, NC Township: Johnsonville Lillington Neill’s Creek Stewart’s Creek Upper Little River Anderson Creek Averasboro Barbecue Black River Buckhorn Duke Grove Hectors Creek Vicinity Map STAFF REPORT Page 2 of 10 Physical Characteristics Site Description The site is a vacant, unimproved property currently used for agricultural purposes. A stream and a small pond are located along the NW property line, and there are overhead powerlines that traverse the property. Surrounding Land Uses Surrounding land uses consist of agricultural activities and residential uses. Background ▪ Zoning was adopted in the Averasboro township in 1988. ▪ There is precedent for rezoning the subject property to RA-30 based on a previous change of zoning from the Industrial to the RA-30 zoning district on Bryan McLamb Ln. : 2015: Approved rezoning from the Industrial Zoning District to the RA-30 contiguous properties on Bryan McLamb Ln. STAFF REPORT Page 3 of 10 ▪ Planning staff coordinated with the Economic Development Department to evaluate the potential impact of the proposed loss of industrially zoned land. The Economic Development Department acknowledged that the lack of public utilities and road access significantly limits its viability for industrial development at this time. Additionally, the residential nature of the community limits the types and scale of industrial uses that could locate on this site. Despite these constraints, rezoning the parcel would reduce the inventory of available land for future industrial development should infrastructure improvements be made along US HWY 301 N. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: Transportation Bryan McLamb Ln. is a privately maintained road and traffic counts are not available. Site Distances Good STAFF REPORT Page 4 of 10 Access: Bryan McLamb Ln. : Bryan McLamb Rd. is paved with asphalt and is approximately 20 feet wide for about 0.2 miles from U.S. 301 N. After approximately 0.2 miles, the road narrows and transitions to a gravel and dirt surface, with variations in both width and compaction. The current access is not sufficient for immediate industrial development or further subdivision of the property. Connection to U.S. Hwy 301 N. Bryan McLamb Rd. STAFF REPORT Page 5 of 10 Zoning District Compatibility Current Industrial Requested RA-30 Parks & Rec X Natural Preserves X X Bona Fide Farms X X Single Family X Manufactured Homes, (with design criteria) X SUP Manufactured Homes SUP Multi-Family SUP Institutional X SUP Commercial Services X SUP 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 Land Use Classification Compatibility ZONING LAND USES Commercial Employment Growth Area Parks & Rec X Natural Preserves X X Bona Fide Farms X X Single Family X Manufactured Homes, Design Regulated X Manufactured Homes X Multi-Family X Institutional X X Commercial Service X X Retail X X Wholesale X Industrial X Manufacturing SUP X 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. RA-30 Industrial Commercial STAFF REPORT Page 6 of 10 Zoning Compatibility: INDUSTRIAL : The site is currently zoned Industrial, which is established to promote and protect both existing industrial activities and potential sites which are considered suitable for industrial use, and 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-30: The RA-30 Residential/Agricultural District (RA-30) is established as primarily a single family residential and agricultural district but includes occasional two-family and multifamily structures. Future Land Use Classification Compatibility: Employment Growth Area These areas are located along major thoroughfares and include prime locations for economic development opportunities. Uses encouraged in the Employment Growth Areas include but are not limited to industrial, warehouse, office, research and development, “tech flex”, medical, energy, and distribution. Residential development is appropriate only when not in conflict with existing or future industry or commercial uses or focal development areas. Site Photographs Site STAFF REPORT Page 7 of 10 Across Road Road View: Bryan McLamb Ln. Road View : Intersection of U.S. HWY 301 & Bryan McLamb Ln. STAFF REPORT Page 8 of 10 Evaluation 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 adjacent to RA-30-zoned parcels, and the adjacent uses are consistent with those permitted in the RA-30 zoning district. Surrounding land uses consist of single-family homes, manufactured homes, and agricultural activities, which are permitted uses in the RA-30 zoning district. Yes No B. There is a convincing demonstration that all uses permitted under the proposed district classification would be in the interest of the general public and not merely the interest of the individual or small group. The uses permitted under the proposed zoning classification are in the interest of the general public because the permitted uses within the proposed zoning classification are more compatible with the adjacent and surrounding land uses than those permitted under the current zoning classification, Industrial. 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) The uses permitted in the RA-30 zoning district are compatible with the surrounding residential and agricultural land uses. 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. The uses permitted in the RA-30 zoning district are more compatible with the adjacent land uses and zoning classifications than the uses permitted in the Industrial zoning district. Uses permitted in the current zoning district have the potential to adversely affect the neighborhood. Yes No E. The proposed change is in accordance with the comprehensive plan and sound planning practices. Sound Planning Practices The proposed change is in accordance with sound planning practices due to the compatibility of the adjacent land uses and zoning classification with the requested zoning classification, RA-30, and the current limited access to public utilities and roads. STAFF REPORT Page 9 of 10 Comprehensive Plan The proposed zoning change is not in accordance with the Harnett Horizons 2040 Land Use Plan due to incompatibility with the underlying future land use designation, Employment Growth Area. The future land use designation for this property does not support a rezoning to the RA-30 zoning district. As required by G.S. 160D-605(a), a change of zoning to the RA-30 zoning classification will deem the land use map amended to ensure consistency. The recommended land use designation is Rural/Agricultural, as this is the most compatible land use designation with the surrounding land uses. Rural/Agricultural Land Use Designation: Primarily agricultural and forestry uses with some rural business and rural residential areas. These areas are located outside of existing and planned utility service areas and rely on septic systems for wastewater treatment. The lack of utility and transportation infrastructure should limit the density of development to very low-density single family residential up to one dwelling per acre. 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 based on compatibility with the surrounding land uses and the adjacent parcels with a RA-30 zoning classification. Therefore, it is recommended that the proposed change of zoning to the RA-30 zoning district is APPROVED, and that the future land use classification be AMENDED to the Rural/Agricultural future land use classification. 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: STAFF REPORT Page 10 of 10 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. 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 STAFF REPORT Page 1 of 9 REZONING STAFF REPORT Case: PLAN2507-0002 Sarah Arbour, Planner II sarbour@harnett.org Phone: (910) 814-6414 Fax: (910) 814-8278 Planning Board: August 4, 2025 County Commissioners: August 18, 2025 Rezoning from the RA-20M to the Commercial Zoning District Applicant Information Owner of Record: Applicant: Name: TFD Inc. Name: Johnathan Tucker Address: 141 Country Haven Lane Address: 141 County Haven Lane City/State/Zip: Fuquay-Varina, NC 27526 City/State/Zip: Fuquay-Varina, NC 27526 Property Description PIN(s): 9585-04-6546.000; 9585-04-5613.000 Acreage: +/-3.05 Address/SR No.: NC 87 N., Cameron, NC Township: Johnsonville Lillington Neill’s Creek Stewart’s Creek Upper Little River Anderson Creek Averasboro Barbecue Black River Buckhorn Duke Grove Hectors Creek Vicinity Map STAFF REPORT Page 2 of 9 Physical Characteristics Site Description The site consists of two wooded, vacant parcels traversed by overhead powerlines in the site’s midsection. Surrounding Land Uses Adjacent land uses consist of vacant, wooded land, and single-family homes. Commercial land uses, including a fitness center, gas station, automobile repair shop, and restaurant are located in close proximity to the north of the properties. Background Retail Strategies, a company the County has contracted with to help recruit businesses and economic development opportunities to the county, is actively promoting this site and the adjacent property to the north for future commercial development. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: Transportation The annual Average Daily Traffic counts for this section of NC 87 N. are 31,500 daily trips. Site STAFF REPORT Page 3 of 9 Site Distances NC 87 N. : Good Zoning District Compatibility Current RA-30 Requested Commercial Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X Manufactured Homes, (with design criteria) X SUP Manufactured Homes SUP Multi-Family SUP Institutional X SUP Commercial Services SUP X Retail X Wholesale SUP Industrial Manufacturing SUP 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 Highway Corridor Overlay District (HCOD): The Highway Corridor Overlay District encourages commercial/nonresidential development that promotes safe traffic patterns through shared access, lateral access, and shared parking. The Overlay also consists of enhanced commercial development standards that have been implemented along the corridor that provide attractive entrances or “gateways” into the county. Military Corridor Overlay District (MCOD): The main purpose of this district is to ensure the compatibility between air and exercise operations associated with local military installations occurring at varying hours and land uses on properties nearby, in terms of potential interference with safe aircraft operations, potential threats from falling aircraft, potential impacts of noise, and potential adverse impacts of other military operations and practices, such as small arms and artillery training and exercises, and prescribed or controlled burning of forested land. The permitted uses shall be the same as those in the underlying zoning districts. The Special Uses shall be the same as those in the underlying zoning districts. Reasonable regulations within applicable aircraft noise zones, imaginary surfaces, and active airspace, are limited to the height of man-made structures, incompatible uses of land, and incompatible development activities. Commercial RA-30 RA-20R HCOD MCOD RA-20R STAFF REPORT Page 4 of 9 Land Use Classification Compatibility ZONING LAND USES Commercial Village Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X Manufactured Homes, Design Regulated X Manufactured Homes X Multi-Family X Institutional X X Commercial Service X X Retail X X Wholesale Industrial Manufacturing SUP 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. Village These areas are meant to be nodes or activity centers for growing areas in the county. They should be located to compliment an existing center or include and be designed around a defined center and integrated greenspace. Villages should have a connected street network with short block lengths and have access to major thoroughfares and utilities. These areas incorporate a variety of small- to medium-scale commercial uses including grocery stores, retail establishments, restaurants and services. Office, civic and institutional uses should complement commercial uses. Residential options may include small lot single- family, townhomes, missing middle housing types and live-work units with residential units above commercial uses. Village Center locations may also include apartments and condos or dorms in the case of Campbell University. Residential uses should be located in close proximity to shopping and service areas and complimented by pedestrian facilities to provide more walking opportunities to internal and external destinations. Village Village Center STAFF REPORT Page 5 of 9 Site Photographs Site STAFF REPORT Page 6 of 9 Across Street Road View of NC 87 N. STAFF REPORT Page 7 of 9 Evaluation Yes No A. The proposal will place all property similarly situated in the area in the same category, or in appropriate complementary categories. The properties are located in a mixed-use area with existing commercial uses to the north along the NC 87 corridor. Additionally, there are properties with a Commercial zoning designation located to the north and south of the subject properties along NC Highway 87. Yes No B. There is a convincing demonstration that all uses permitted under the proposed district classification would be in the interest of the general public and not merely the interest of the individual or small group. The uses in the Commercial zoning district would be in the interest of the general public. The site is located in a populous area along a major county thoroughfare and the permitted uses in the requested zoning district have the potential to provide valuable commercial services to the public. Additionally, the commercial development permitted in the proposed district classification may result in increased tax revenue, employment opportunities, and further local investment. 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 under the proposed zoning district classification would be appropriate in the area included in the proposed change. The uses permitted in the Commercial zoning district are compatible with the surrounding and nearby commercial land uses. Additionally, the property has access to a major thoroughfare and public water. 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. The uses permitted in the Commercial zoning district are compatible with the nearby non-residential land uses to the north and the adjacent properties zoned Commercial to the south. Yes No E. The proposed change is in accordance with the comprehensive plan and sound planning practices. The requested zoning district is compatible with the Village future land use classification. The Village land use classification should have a connected street network with short block lengths and have access to major thoroughfares and utilities. These areas incorporate a variety of small- to medium-scale commercial uses including grocery stores, retail establishments, restaurants and services. Office, civic and institutional uses should complement commercial uses. The proposed rezoning is also in accordance with Goal 4: Strategy 4A and 4C of the Land Use chapter in the comprehensive plan: STAFF REPORT Page 8 of 9 Harnett Horizons 2040 Land Use Plan ▪ Goal 4: Encourage commercial recruitment (including retail and restaurants) to address leakage trends. Strategy 4A: Encourage commercial and retail development in non-residential and mixed-use areas identified on the Future Land Use Map. Strategy 4C: Encourage investment on potential commercial corridors that will serve as gateways into the County. Suggested Statement-of-Consistency (Staff concludes that…) As stated in the evaluation, the requested rezoning to Commercial would not have an unreasonable impact on the surrounding community based on compatibility with the future land use plan. 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. 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.) STAFF REPORT Page 9 of 9 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