HomeMy WebLinkAboutPLAN2601-0002 Brandon/Barnes/Elerian SRSTAFF REPORT Page 1 of 8
REZONING STAFF REPORT
Case: PLAN2601-0002
Sarah Arbour, Planner II
sarbour@harnett.org
Phone: (910) 814-6414 Fax: (910) 814-8278
Planning Board: February 2, 2026 County Commissioners: February 16, 2026
Rezoning from the RA-30 Zoning District to the Commercial Zoning District
Applicant Information
Owner of Record: Applicant:
Name: Stephanie Brandon & Frederick Barnes II Name: Anas Elerian
Address: 110 Cozy Street Address: P.O. Box 12
City/State/Zip: Chapin, SC 29036 City/State/Zip: Buies Creek, NC 27506
Property Description
PIN(s): 1515-54-4263.000, 1515-54-5095.000, and 1515-53-6887.000 Acreage: +/- 3.95 of 14.12
Address/SR No.: 1334, 1446, & 1448 Bud Hawkins Rd., 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
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Physical Characteristics
Site Description The site is comprised of 3 properties totaling approximately 14.12 acres. There are residences located on two of the properties, and the other is vacant and unimproved.
The properties are split zoned with two zoning classifications: Commercial and RA-30. Approximately 10.12 acres
of the site are zoned Commercial, and the remaining +/- 4 acres closest to Bud Hawkins Rd. are zoned RA-30. This
rezoning request, if approved, will reclassify them into a single, unified zoning district.
GIS records indicate that an intermittent stream may intersect at least one of the properties.
Surrounding Land Uses
Surrounding land uses consist of a gas station, an in-ground pool company, a religious institution, and
single-family residences.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other:
*The applicant has been advised to speak to the City of Dunn regarding availability of sewer services for this site, and,
if available, an annexation into the City of Dunn may likely be required. Transportation
Annual Average Daily Trips on this section of Bud Hawkins are approximately 250. Site Distances
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
Manufactured Homes
SUP
Multi-Family SUP
Institutional X X
Commercial Services SUP X
Retail X
Wholesale X
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. Industrial
C il
RA-30 Industrial Commercial C-3 (Dunn) RA-40
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Zoning District Commercial
It is the purpose of the Commercial/Business District (COMM) to accommodate the widest variety of
commercial, wholesale, and retail businesses in areas that are best located and suited for such uses.
Future Land Use Classification: 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.
ZONING LAND USES Commercial Employment Growth Area
Parks & Rec X X Natural Preserves X X Bona Fide Farms X X
Single Family
Manufactured
Homes, Design Regulated
Manufactured Homes
Multi-Family
Institutional X X
Commercial
Service X
X
Retail X X
Wholesale X X
Industrial X Manufacturing 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.
Employment Growth Area City of Dunn
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Site Photographs
Site
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Across Road
Road View: Bud Hawkins Rd.
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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 Commercial zoning classification is the predominant zoning classification for the 3 properties considered in the rezoning proposal. The proposed rezoning would unify
the properties under one zoning classification. Additionally, there are adjacent
properties zoned Commercial and used for non-residential purposes.
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 district are in the interest of the
general public and not merely the interest of the applicant. The requested rezoning
aligns with the underlying land use, Employment Growth Area, and the following
strategies and goals outlined in the Harnett Horizons 2040 Land Use Plan: Strategy 3A: Support rezonings of land within Employment Mixed Use areas to
office, commercial, light industrial and industrial.
Goal 4: Encourage commercial recruitment (including retail and restaurants) to
address leakage trends --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.
--Strategy 4D: Encourage rural businesses while limiting impacts on existing uses.
---D.1: Allow for a variety of small-scale businesses in rural areas
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
district classification would be appropriate in the area included in the proposed
change. The allowable uses in the proposed change are compatible with the adjacent
non-residential uses and properties zoned Commercial.
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 any use permitted in the proposed change
due to the existing adjacent non-residential development and the surrounding properties zoned Commercial.
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Yes No E. The proposed change is in accordance with the comprehensive plan and sound planning practices.
The proposed rezoning to the Commercial Zoning District is compatible with the
current land use classification, Employment Growth Area, and with the following goals in the Harnett Horizon 2040 Land Use Plan: Harnett Horizon 2040 Land Use Plan Goals
Strategy 3A: Support rezonings of land within Employment Mixed Use areas to
office, commercial, light industrial and industrial. -Goal 4: Encourage commercial recruitment (including retail and restaurants) to
address leakage trends --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.
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 Zoning District is compatible with
the Harnett Horizons 2040 Land Use Plan and the underlying land use, Employment Growth Area.
Therefore, it is recommended that the proposed change of zoning to the Commercial Zoning District is 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.
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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.)
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