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HomeMy WebLinkAboutJeffries_CZRA40_PLAN2607-0005_SR_PBSTAFF REPORT Page 1 of 12 CONDITIONAL REZONING STAFF REPORT Case: PLAN2607-0005 Meade Bradshaw, Senior Planner & Sarah Arbour, Planner II mbradshaw@harnett.org sarbour@harnett.org Phone: (910) 814-6414 Fax: (910) 814-8278 Planning Board: September 8, 2026 County Commissioners: September 21, 2026 Requested Rezoning from the RA-40, Residential/Agricultural District, to the CZ-RA-40, Conditional Zoning Residential/Agricultural District Applicant Information Owner of Record: Applicant: Name: Kent Jeffries, Janice Underwood, Robin Mansfield, Richard Mansfield Name: Carson Calcutt, Marsh Engineering Services (MES) Address: 707 & 747 Purfoy Rd. Address: 5624 Toby Place Road City/State/Zip: Fuquay-Varina, NC 27526 City/State/Zip: Stedman, NC 28391 Property Description PIN(s): 0664-36-1603.000; 0664-46-1451.000; 0664-46-5391.000;0664-46-5026.000 Acreage: 87.51 of 96.75 +/- Address/SR No.: Purfoy Rd., Fuquay-Varina, 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 12 Physical Characteristics Site Description & Physical Characteristics The site consists of four properties totaling 96.75 +/- acres and is located off Purfoy Road, approximately 1 mile south of the Wake County line. The site is currently used for single-family residential and agricultural purposes. There is a pond located in the northeast corner of the site approximately 2 acres size. The site slopes downward to the west towards Kenneth Creek, which borders the rear property line. In the areas surrounding the creek, the site is split zoned, with the environmentally sensitive portions of the site located within the Conservation Zoning District. Approximately 8 acres of the site is designated as Conservation Zoning, and this area is not included in the conditional rezoning request. The area located in the Conservation Zoning District is non-buildable, and no permanent structures are permitted within this area. Surrounding Land Uses Surrounding land uses consist of agricultural activities and residential uses. STAFF REPORT Page 3 of 12 Proposed Project – Jeffries Property ▪ 175 single-family lots proposed ▪ Sidewalks and street trees ▪ 25% open space, 5% active open space including gazebo, picnic, and grill areas ▪ Covered mail kiosk and bus stop with parking area ▪ Architectural standards for residences and amenity structures Services Available Water: Public (Harnett County) Private (Well) Other: Unverified Sewer: Public (Harnett County) Private (Septic Tank) Other: Transportation Annual Average Daily Trips (2025) Purfoy Rd.: 2,640 Site Distances Good STAFF REPORT Page 4 of 12 Zoning District Compatibility Current RA-40 Requested CZ-RA-40 Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X X Manufactured Homes, (with design criteria) Manufactured Homes Multi-Family Institutional X/SUP X/SUP Commercial Services SUP SUP Retail Wholesale 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. STAFF REPORT Page 5 of 12 Land Use Classification Compatibility ZONING LAND USE CZ-RA-40 Low Density Residential Parks & Rec X X Natural Preserves X X Bona Fide Farms X X Single Family X X Manufactured Homes, Design Regulated Manufactured Homes Multi-Family Institutional X/SUP X/SUP Commercial Service SUP SUP Retail Wholesale Industrial Manufacturing Future Land Use Classification: Low Density Residential Single family detached residential intended to remain predominately suburban in character and provide low 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. Compatibility The conditional rezoning request is compatible with the Low Density Residential Future Land Use Classification. The request would allow low-density residential development with a minimum lot size of 12,500 square feet and a maximum density of 1.83 units per acre. Although the proposed minimum lot size is smaller than the minimum lot size permitted under the current zoning, the reduced lot size is appropriate within the Low Density Residential classification due to the availability of sewer service and the provision of 25% open space as part of the proposed development. STAFF REPORT Page 6 of 12 Site Photographs Site STAFF REPORT Page 7 of 12 Across Road Road View STAFF REPORT Page 8 of 12 Deviations From the Unified Development Ordinance I. Permitted Uses a. Single-Family Detached Houses with amenities for the subdivision II. Development Standards a. Minimum 12,500 square foot lots b. Minimum lot width 70’ c. Setbacks i. Front - 20’ ii. Rear – 20’ iii. Side – 10’ iv. Corner – 15’ d. 5’ Sidewalks on both sides of the neighborhood streets e. Streets will be constructed with curb & gutter f. 10’ asphalt path along Purifoy Road g. Architectural elevations for the houses and amenity areas i. Primary material - Fiber Cement or Upgraded Vinyl ii. Secondary material - stone or brick iii. All front building elevations will have a primary and secondary material iv. Windows will be installed on all 4 sides of the houses v. All houses will have a 2-car garage h. 25% of the subdivision will be open space i. Gazebo, picnic area, & grill areas in the amenity area ii. 5’ walking trails iii. Covered bus stop iv. The mail kiosk, covered bus stop, and other structural amenities in the open space areas will be consistent with the renderings included in the Conditional Rezoning Package (Dated August 24,2026) III. Landscaping and Buffers a. 15’ in width Type A perimeter buffer b. 50’ Prime View / Open Vista with a 30’ streetscape buffer along Purifoy Road c. Street trees along the neighborhood streets planted no farther than 50’ apart 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 the RA-30 zoning district and the corresponding conventional zoning district, RA-40. The proposal to rezone the property to the CZ- RA-40 zoning district will place the properties in an appropriate complementary zoning category. The allowable uses in the proposed CZ-RA-40 zoning district are identical to those in the corresponding conventional zoning district and are more restrictive than the uses permitted within the RA-30 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 allowable uses under the proposed CZ-RA-40 zoning district are in the interest of the general public and not merely the interest of the individual or small group. The uses permitted in the newly proposed zoning district are to the allowable uses under the existing zoning. STAFF REPORT Page 9 of 12 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) The permitted uses will not change under the proposed district classification and will therefore be appropriate in the area included in the proposed change. 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 requested conditional zoning district, CZ-RA-40, and the existing zoning destination, RA-40, are identical. The proposed CZ-RA-40 district will permit single family development, which could occur by-right under the existing zoning designation. Yes No E. The proposed change is in accordance with the comprehensive plan and sound planning practices. The proposed change is in accordance with the comprehensive land use plan and sound planning practices. The proposed change advances the following goals and strategies outlined in the Harnett Horizons 2040 Comprehensive Land Use Plan Land Use Goal 1: Manage growth in order to protect natural resources, agricultural areas and rural character. Strategy 1F: Encourage growth where infrastructure and services exist. F.2: Encourage growth in areas of the county where adequate water and sewer service exists or is planned. Goal 2: Maintain and increase standards for new development. Strategy 2A: Improve open space standards for new development in residential zoning districts. Base residential zoning districts do not have minimum open space requirements currently. Consider adding an open space requirement (e.g. 10-15%) for RA-20 and RA-30 zoning districts. Strategy 2C: Encourage reserved open space as an organizing element in new development. C.2: Encourage a mix of passive and active open space based on context. ▪ Encourage more natural areas in rural areas and areas with sensitive environmental resources. STAFF REPORT Page 10 of 12 ▪ Utilize pocket parks, common greens and plazas as gathering spaces in new neighborhoods. ▪ Create standards for mail kiosk areas. Kiosk areas should be located on open space lots, covered, lighted and ADA accessible. ▪ Update standards to include incentives for entry features, additional landscaping and tree preservation ▪ Strategy 2D: Enhance transportation requirements for large commercial and residential development. D.1: Maintain and enhance connectivity and cross access requirements. D.3: Require sidewalks, curb and gutter and street trees for most developments with lots under 20,000 square feet. Transportation Goal 3: Improve multi-modal transportation options in growing areas of the County. Strategy 3A: Continue to support the incorporation of pedestrian facilities in roadway improvement projects. Strategy 3B: Encourage or require the incorporation of sidewalks and/or greenways in new residential and commercial development. Suggested Statement-of-Consistency for Approval The requested rezoning to CZ-RA-40 Conditional Zoning District is consistent with the Harnett Horizons 2040 Comprehensive Plan and is reasonable for the following reasons: ▪ The request advances policies in the land use plan that increase residential development standards relating to enhanced open space and amenity requirements, pedestrian facilities, and improved connectivity. Additionally, the proposed zoning change is compatible with the underlying land use, Low Density Residential future land use designation. ▪ The requested rezoning is reasonable because the users permitted under the proposed CZ-RA-40 classification remain identical to the uses permitted under the property’s current zoning classification. Additionally, the request is supported by the availability of public water and sewer utilities. Suggested Statement-of-Consistency for Denial The requested rezoning to CZ-RA-40 Conditional Zoning District is unreasonable for the following reason: ▪ The requested rezoning is unreasonable due to the proposed development density of 1.81 units per acre, which is incompatible with surrounding agricultural and very low-density residential development that defines the neighborhood character. STAFF REPORT Page 11 of 12 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. 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 STAFF REPORT Page 12 of 12 Conditional Rezoning Conditions I. Permitted Uses a. Single-Family Detached Houses with amenities for the subdivision II. Development Standards a. Maximum lot count - 175 b. Minimum 12,500 square foot lots c. Minimum lot width 70’ d. Setbacks i. Front - 20’ ii. Rear – 20’ iii. Side – 10’ iv. Corner – 15’ e. 5’ Sidewalks on both sides of the neighborhood streets f. Streets will be constructed with curb & gutter g. 10’ asphalt path along Purifoy Road h. Architectural elevations for the houses and amenity areas i. Primary materials - Fiber Cement or Upgraded Vinyl ii. Secondary materials - stone or brick iii. All front building elevations will have primary and secondary materials iv. Windows will be installed on all 4 sides of the houses v. All houses will have a 2-car garage i. 25% of the subdivision will be open space i. Gazebo, picnic area, & grill areas in the amenity area ii. 5’ walking trails iii. Covered bus stop iv. The mail kiosk, covered bus stop, and other structural amenities in the open space areas will be consistent with the renderings included in the Conditional Rezoning Package (Dated August 24,2026) III. Landscaping and Buffers a. 15’ in width Type A perimeter buffer b. 50’ Prime View / Open Vista with a 30’ streetscape buffer along Purifoy Road c. Street trees along the neighborhood streets planted no farther than 50’ apart IV. All non-specified standards or specifications shall follow the Harnett County Unified Development Ordinance V. Any conflicts with the submitted site plan and these conditions, the conditions above will override the site plan VI. The final recorded plat shall accurately depict and incorporate all agreed upon conditions.