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Home My WebLink AboutPB Agenda Packet-SEPTEMBER 2025 HARNETT COUNTY PLANNING BOARD Tuesday September 2, 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 # PLAN2502-0002 Landowner / Applicant: C and W Country Mart, LLC / Barnwell Capital; 3.05 +/- acres; Pin # 9568-76-3173.000; From RA-20 M to Commercial Zoning District; Barbecue Township; Intersection of NC 87 N & SR # 1205 (Olivia Road). 5. Other Business 6. Adjourn STAFF REPORT Page 1 of 9 REZONING STAFF REPORT Case: PLAN2502-0002 Sarah Arbour, Planner II sarbour@harnett.org Phone: (910) 814-6414 Fax: (910) 814-8278 Planning Board: September 2, 2025 County Commissioners: September 15, 2025 Rezoning from RA-20R to Commercial Applicant Information Owner of Record: Applicant: Name: C and W Country Mart, LLC Name: Barnwell Capital, LLC Address: 162 Park Avenue Address: 3782 S. Kings Hwy City/State/Zip: Randolph, NJ 07869 City/State/Zip: Myrtle Beach, SC 29577 Property Description PIN(s): 9568-76-3173.000 Acreage: 3.05 Address/SR No.: 3856 NC 87 N., Sanford, 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 is a vacant, corner lot previously used as a gas station and convenience store. A half-circle driveway and some remnants from the previous store remain on the property. A portion of the property is wooded. Surrounding Land Uses Surrounding land uses consist of a convenience store, a post office, massage parlor, single-family residences, and vacant land. Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: Transportation: Annual Average Daily Traffic counts (AADT): NC HWY 87 N. 26,500 Olivia Rd. 800 Site Distances: NC Hwy 87 N. : Good Olivia Rd.: Good STAFF REPORT Page 3 of 9 Zoning District Compatibility Current RA-20R Requested Commercial Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X Manufactured Homes, (with design criteria) X Manufactured Homes X Multi-Family SUP Institutional X X Commercial Services SUP X Retail X Wholesale SUP Industrial Manufacturing 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. Commercial RA-20R STAFF REPORT Page 4 of 9 Land Use Classification Compatibility ZONING LAND USES Commercial Rural Center 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 Wholesale SUP 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. Rural Centers Small-scale commercial centers and nonresidential activity areas. The exact location and extent of the Rural Centers will be market driven, however, the nonresidential footprint will usually be less than 30,000 square feet in these areas. Buildings and sites should blend with the character of development nearby. Residential uses include smaller lot homes, patio homes, and some small-scale-attached products (such as duplexes or quadplexes), where appropriate. Site Photographs STAFF REPORT Page 5 of 9 NC 87 N. & Olivia Rd. Intersection STAFF REPORT Page 6 of 9 NC HWY 87 N. South View NC HWY 87 N. North View Olivia Rd. East View Olivia Rd. West View Across Street 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 property is located in an area characterized by established commercial uses and is proximity to properties in the Commercial 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 requested zoning district is compatible with the underlying land use, Rural Center. This land use classification encourages commercial land uses and economic development throughout the county. The uses permitted in the Commercial zoning district are compatible with the underlying land use. 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 utilities. 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. 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 future land use classification, Rural Center. The Rural Center Future Land Use classification supports small scale, market-driven commercial centers. Additionally, the proposed change is in accordance with the following goal from the Land Use chapter of the Future Land Use Plan: Land Use Recommendations: Goal 4: Encourage commercial recruitment (including retail and restaurants) to address leakage trends. STAFF REPORT Page 8 of 9 Strategy 4A: Encourage commercial and retail development in nonresidential and mixed-use areas identified on the Future Land Use Map. Strategy 4B: Encourage context sensitive site design in and near Rural Centers and Historical Communities identified on the Future Land Use Map. Strategy 4C: Encourage investment on potential commercial corridors that will serve as gateways into the County. Major gateways include I-95, US 401, US 421, NC 87, NC 210, NC 55. Other potential gateways could be key entries to proposed village districts. Strategy 4D: Encourage rural businesses while limiting impacts on existing uses. D.1: Allow for a variety of small-scale businesses in rural areas. 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 established non-residential uses, availability of infrastructure, and compatibility with the underlying 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. STAFF REPORT Page 9 of 9 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