HomeMy WebLinkAboutStewart_Rezoning_RA_30_SRSTAFF REPORT Page 1 of 10
REZONING STAFF REPORT
Case: PLAN2607-0001
Sarah Arbour, Planner II
sarbour@harnett.org
Phone: (910) 814-6414 Fax: (910) 814-8278
Planning Board: August 3, 2026 County Commissioners: August 17, 2026
Requested Rezoning from the Industrial Zoning District to the RA-30, Residential / Agricultural Zoning
District, and a Land Use Classification Amendment to Low Density Residential land use classification
Applicant Information
Owner of Record: Applicant:
Name: Rodney Stewart Name: Rodney Stewart
Address: 1296 NC HWY 50 N. Address: 1296 NC HWY 50 N.
City/State/Zip: Benson, NC 27504 City/State/Zip: Benson, NC 27504
Property Description
PIN(s): 1528-92-9072.000 Acreage: +/-.95 of +/-4.43
Address/SR No.: Stewart Rd. & Jesse Stewart Ln., Dunn
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 rezoning request is to rezone approximately .95 acre of the +/-4.43 acre property located on Jesse Stewart
Lane and Stewart Rd. The site is currently vacant. The property is currently split-zoned, RA-30 and Industrial.
Surrounding Land Uses
Surrounding land uses consist of agricultural activities and residential uses.
Background
Zoning was adopted in the Averasboro township in 1988. A search of the county records indicated that the property has likely been zoned Industrial since zoning was first adopted in this section of
the county.
A plat to recombine the section of the property to be rezoned with the 1-acre property located to
the south has been submitted to the Planning Division for review.
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Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other:
Transportation
Annual Average Daily Trips (2025) Stewart Rd. : 1,160
Site Distances
Good
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Zoning District Compatibility
Current Industrial Requested RA-30
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 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
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.
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Land Use Classification Compatibility
ZONING LAND USE
RA-30 Employment Growth
Area Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X Manufactured Homes, Design Regulated SUP
Manufactured
Homes SUP
Multi-Family SUP
Institutional X X
Commercial Service SUP X Retail X
Wholesale X
Industrial X
Manufacturing X
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.
Low Density Residential
Single family detached residential intended to remain predominately suburban in character and provide follow density single-family residential development. Gross densities of 1-2 dwelling units per acre depending on zoning, utilities, soils, and character of adjacent development. Smaller lot sizes could be
permitted as part of Compatibility Development, which would also include a higher amount of open space
to preserve sensitive environmental areas.
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Site Photographs
Site
Road View
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Across Street
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 and agricultural activities, which are permitted uses in the RA-30 zoning district.
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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)
All uses permitted within 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 classification 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 from the Industrial Zoning District to the RA-30 zoning
district is in accordance with sound planning practices for the following reasons:
-The uses permitted in the current zoning classification, Industrial, are
incompatible with the surrounding residential and agricultural land uses; however,
all of the permitted uses in the RA-30 zoning district are compatible with the
surrounding lands uses.
-The absence of available infrastructure does not support industrial use or development of the land. A zoning change to the RA-30 would preclude this type of
development and instead support more appropriate residential uses.
Harnett County Future Land Use Map
The proposed rezoning to the RA-30 Zoning district is not compatible with the current land use classification, Employment Growth Area. Approval of the proposed rezoning to the RA-30 zoning district will automatically amend the future land use classification to the “Low Density Residential” Land Use Designation”.
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Low Density Residential
Single family detached residential intended to remain predominately suburban in
character and provide follow density single-family residential development. Gross densities of 1-2 dwelling units per acre depending on zoning, utilities, soils, and
character of adjacent development. Smaller lot sizes could be permitted as part of
Compatibility Development, which would also include a higher amount of open
space to preserve sensitive environmental areas.
Procedure for Amending the Future Land Use Classification When in Conflict with the Requested Zoning District
Pursuant to G.S. 160D-605(a):
Land Use Plan Amendments
Made in Conjunction with Zoning Map/Change Amendments
Where a proposed zoning change petition conflicts with the Land Use Plan, the Planning
Staff may also request a Land Use Plan amendment, to be considered simultaneously
with the zoning district change request, as outlined herein.
A. In such a case, the Planning Board and County Board of Commissioners shall consider
the plan amendment proposal and the zoning change petition separately and shall vote
separately on the two (2) items (though the votes may occur simultaneously).
B. The Planning Board shall submit its report and recommendation regarding the Land
Use Plan amendment to Board of Commissioners at the same time it submits its report
and recommendation regarding the zoning change petition.
C. For the purposes of this Section, Land Use Plan amendments will automatically be
advertised in conjunction with the zoning district change request.
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 Low Density Residential 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.
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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.)
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