HomeMy WebLinkAboutPLAN2602-0001_Rezone_Comm_Secure Store_SRSTAFF REPORT Page 1 of 12
REZONING STAFF REPORT
Case: PLAN2602-0001
Sarah Arbour, Planner II
sarbour@harnett.org
Phone: (910) 814-6414 Fax: (910) 814-8278
Planning Board: April 6, 2026 County Commissioners: April 20, 2026
Rezoning from the RA-20R Zoning District to Commercial Zoning District
Applicant Information
Owner of Record: Applicant:
Name: Delores Faye Baker Name: SecureStore, LLC – Joey Boone
Address: P.O. Box 1402 Address: 116 Heritage Circle
City/State/Zip: Fayetteville, NC 28302 City/State/Zip: Caldwell, WV 24925
Property Description
PIN(s): 9594-26-6341.000 & 9594-26-4077.000 Acreage: +/- 4.75
Address/SR No.: 2313 NC 24-87 & 45 Wilson Dr. Cameron, NC 28326
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 two parcels, a +/- 4.6 acre and a smaller +/- .06-acre parcel totaling approximately 4.75
acres. The parcels have two road frontages along NC 24-87 and Wilson Drive. The site is currently used for
residential purposes. Improvements include a single-section manufactured home and single-family residence.
Surrounding Land Uses
Surrounding land uses consist of commercial uses to the west, forested land to the north, a single-family
residence located to the east, and a property being developed for commercial purposes to the south.
- The parcels must be combined prior to property development - The residential use of the property will no longer be a permitted use if the zoning classification is changed to Commercial
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: Unverified
Transportation
Annual Average Daily Trips on this section NC 24-87 are 41,000, and traffic counts for Wilson Rd. are not available.
Site Distances
Fair: Good
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Zon 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 X
Institutional X SUP
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.
Zoning Compatibility Map
RA-20R Commercial
Zoning District Compatibility
RESIDENTIAL/AGRICULTURAL DISTRICT – 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. COMMERCIAL DISTRICT – COMM
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.
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Overlay District Map
Highway Corridor Overlay District Military Corridor Overlay District
Highway 87 Highway Corridor Overlay District -HCO
The purpose of the Highway 87 Corridor Overlay District is to create an attractive gateway that supports
safe traffic patterns along NC 87 in Harnett County. The district is subject to enhanced development
regulations applicable to all nonresidential development in the Harnett County Zoning Jurisdiction. Military Corridor Overlay District – MCO
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. Compatibility of land uses is encouraged within the five (5) mile area surrounding the local military
installation to further the purpose of the installation, as well as to preserve the quality of life of
surrounding property owners. Compatibility of surrounding land uses may encourage wildlife
preservation and reduce potential interference of light pollution. Prescribed or controlled burning
typically takes place on managed lands as a method of reducing the risk of catastrophic fires on those and adjacent lands. Potential adverse effects of controlled burning includes risk to smoke-sensitive individuals as well as reduced visibility on public right(s)-of-way
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Land Use Classification Compatibility
ZONING LAND USES Commercial Commercial Mixed-Use
Parks & Rec X X
Natural Preserves X X Bona Fide Farms X X
Single Family
Manufactured
Homes, Design Regulated Manufactured Homes Multi-Family X
Institutional X X
Commercial
Service X X
Retail X X
Wholesale
X X
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.
Land Use Compatibility
Land Use Plan Compatibility
Commercial Mixed-Use
These areas are located along major roads and include a mix of commercial land uses and some residential uses. This character area is home to medium to last-scale retail, services, restaurants, offices an other
businesses. Residential uses may include single-family homes, townhomes, missing middle housing types
and occasionally apartments.
Commercial Mixed-Use
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Site Photographs
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Road View
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Across Street and Surrounding Land Uses
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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 proposal will place all property similarly situated in the area in appropriate complementary zoning categories. Adjacent and surrounding properties are
classified Commercial and permitted uses consistent with this designation are
currently established in the area.
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.
There is a demonstration that all uses permitted in the Commercial Zoning District
will be in the interest of the public and not merely the interest of the individual or
small group.
The property has access to NC 24-87, a divided highway and major thoroughfare in the county. The area has numerous existing commercial uses, and further
commercial development may increase investment potential.
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 uses permitted in the Commercial zoning district are compatible with the surrounding and nearby commercial 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 Commercial zoning district are
compatible with the nearby non-residential land uses and adjacent property zoned
Commercial.
Yes No E. The proposed change is in accordance with the comprehensive plan and
sound planning practices.
1. The proposed rezoning to the Commercial zoning district is in accordance with the comprehensive plan and sound planning practices.
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2. The Future Land Use Designation of the property is Commercial Mixed-Use,
which supports a change of zoning to the Commercial Zoning District.
Commercial Mixed-Use
These areas are located along major roads and include a mix of commercial
land uses and some residential uses. This character area is home to
medium-to-large-scale retail, services, restaurants, offices and other
businesses. Residential uses may include single-family homes, townhomes, missing middle housing types and occasionally apartments.
The proposed rezoning is in accordance with the following goals, strategies,
and objectives identified in the Harnett Horizons 2040 Future Land Use
Plan:
Land Use Goal 4: Encourage commercial recruitment (including retail and
restaurants) to address leakage trends.
Economic Development
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.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to the Commercial is compatible with the surrounding land uses and the future land use designation, Commercial Mixed-Use. 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.
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.
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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