HomeMy WebLinkAboutPLAN2605-0007 Ho Commercial Rezoning_SRSTAFF REPORT Page 1 of 10
REZONING STAFF REPORT
Case: PLAN2605-0007
Sarah Arbour, Long Range Planner
sarbour@harnett.org
Phone: (910) 814-6414 Fax: (910) 814-8278
Planning Board: July 6, 2026 County Commissioners: July 20, 2026
Rezoning Request: RA-20R to Commercial Zoning District
Applicant Information
Owner of Record: Applicant:
Name: 1960 Properties, LLC. Name: Chan Ho
Address: 300 Black Belt World Drive Address: 300 Black Belt World Drive
City/State/Zip: Knightdale, NC 27545 City/State/Zip: Knightdale, NC 27545
Property Description
PIN(s): 9568-66-9087.000 Acreage: 1.19
Address/SR No.: 520 Seawell Rosser Rd., Sanford, NC 27332
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
Site
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Physical Characteristics
Site Description
The property is vacant and fronts both Seawell Rosser Rd. and NC 87 N. The property was formerly used for residential purposes until a recent demolition in 2024. Background
A rezoning petition submitted for the property in April of 2025 was denied by the Board of Commissioners.
Since this time, a 3-acre property located directly across NC 87 N. was rezoned to Commercial from the
RA-20R zoning district. Surrounding Land Uses
Surrounding land uses include the Olivia Post Office, a convenience store, a communications station, a
massage & body therapy practice, and single-family residences.
Services Available
Water: Public (Harnett County)
Private (Well)
Other: Unverified
Sewer: Public (Harnett County)
Private (Septic Tank)
Other:
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Transportation
Annual Average Daily Traffic counts:
Seawell Rosser Rd.: 150 AADT, 2024
NC 87 N.: 28,500 AADT, 2024
Site Distances:
Seawell Rosser Rd.: Good
NC 87 N.: Fair; Reduced due to the topography and curvature of the road
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 X & SUP
Institutional X X
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.
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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
Manufactured
Homes, Design Regulated Manufactured Homes Multi-Family
Institutional X X
Commercial
Service X X
Retail X X
Wholesale
SUP
SUP
Industrial
Manufacturing SUP 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.
Site Photographs
Site
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Street View
Seawell Rosser Rd. South View Seawell Rosser Rd. North View
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NC 87 N. North View NC 87 N. South View
Across Road
Seawell Rosser Rd. NC 87 N.
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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 subject property is located within a mixed-use area characterized by both
residential and non-residential land uses. The subject property is adjacent to property zoned Commercial with several existing commercial uses present. 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 is a mixed-use land use classification that
encourages small-scale commercial centers near residential land uses.
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 water and sewer utility services and is classified as Rural Center on the future land
use map.
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.
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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 uses permitted
in the Commercial Zoning District.
Additionally, the proposed rezoning advances the following goals and strategies
outlined in the Harnett Horizons 2040 Land Use Plan: Harnett Horizons 2040 Land Use Plan
Land Use
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 in 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 Commercial is reasonable. The requested rezoning
would not negatively impact the surrounding community based on compatibility with the future land use plan, surrounding land uses, the availability of utilities, and access to a major county thoroughfare. Therefore, staff is recommending APPROVAL of the rezoning request.
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
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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