HomeMy WebLinkAboutShbeeb_RA-20M_SRSTAFF REPORT Page 1 of 8
REZONING STAFF REPORT
Case: PLAN2609-0001
Sarah Arbour, Long Range Planner
sarbour@harnett.org
Phone: (910) 814-6414
Planning Board: October 5, 2026 County Commissioners: October 19, 2026
Requested Rezoning from the RA-20R Zoning District to the RA-20M Zoning District
Applicant Information
Owner of Record: Applicant:
Name: Anchor Properties of Raleigh, LLC Name: Haidar Shbeeb
Address: 503 Wrennstone Ct. Address: 106 Alta Crest Lane
City/State/Zip: Apex, NC 27539 City/State/Zip: Garner, NC 27504
Property Description
PIN(s): 0557-61-9190.000 Acreage: 17.32
Address/SR No.: Sanderfer Rd. Bunnnlevel, NC
Township:
Johnsonville
Lillington
Neill’s Creek
Stewarts 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 an unimproved and wooded property. Overhead power lines transverse the site along the west property
line, and a stream, Smith Branch, is present along the east.
Surrounding Land Uses
Surrounding land uses consist of agricultural activities, residential uses, and the Bunnlevel Convenience
Center.
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Services Available
Water: Public (Harnett County)
Private (Well)
Other: Waterline extension required
Sewer: Public (Harnett County)
Private (Septic Tank)
Other:
Transportation
Annual Average Daily Trips (2025)
Sanderfer Road : Unavailable Site Distances
Good
Zoning District Compatibility
Current
RA-20R
Requested
RA-20M
Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X X
Manufactured Homes, (with design criteria) X X
Manufactured Home Park SUP
Multi-Family SUP X or SUP
Institutional SUP 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.
Zoning Compatibility
RA-20M: The RA-20M Residential/Agricultural District is established primarily to support agricultural and residential
development. Inclusive in such higher density residential developments may consist of single-family dwellings,
multifamily dwellings, duplexes, and manufactured home parks.
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Land Use Classification Compatibility
ZONING LAND USE
RA-20M Agricultural Protection
Area Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X X Manufactured Homes, Design Regulated X X
Manufactured Home
Park SUP
Multi-Family SUP
Institutional SUP SUP
Commercial Service SUP SUP Retail
Wholesale
Industrial
Manufacturing
Future Land Use Classification Compatibility:
Agricultural Protection Areas Areas of the county with concentration of agriculture, timber operations and natural resources. Farmland
preservation efforts should be focused in these areas. The established low density development pattern and
ongoing agricultural activities in these areas contribute to their rural character. This character can be enhanced by
encouraging only low intensity uses such as agriculture and support businesses, and very low-density single
family residential with context sensitive rural design. New residential development should be limited in density
and scale. Density should generally be less than 0.5 dwelling unit per acre.
Site Photographs
Site
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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 the RA-20R and RA-30 zoning districts, and
therefore the request does not place all property similarly situated in the area in
the same category. 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 not in the interest of the public. The RA-20M zoning district is a more permissive zoning district than the adjacent RA-20R and RA-30 zoning districts and allows for uses which are not
permitted within the adjacent zoning districts.
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 not a convincing demonstration that all uses permitted under the
proposed district classification would be appropriate in the area included in the proposed change.
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The RA-20M zoning district is a more permissive zoning district than the adjacent
RA-20R and RA-30 zoning districts and allows for uses which are not permitted
within the adjacent zoning districts. 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 not 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 properties in the surrounding community are under
the RA-20R and RA-30 zoning classifications, which have fewer outright permitted
and allowable special uses than the RA-20M zoning classification.
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 RA-20R zoning district to the RA-20M zoning district is not in accordance with sound planning practices for the following reasons:
The uses permitted under the proposed zoning classification, RA-20M, are not
completely compatible with the adjacent uses and the uses permitted under the
surrounding zoning classifications, RA-20R and RA-30.
Harnett County Future Land Use Map The proposed rezoning to the RA-20M Zoning district is less compatible with the
Agricultural Protection Area Land Use Classification than the current zoning
classification, RA-20R.
The requested zoning classification is the most permissive of the County’s residential zoning districts, while the underlying land use is very restrictive and recommends only .5 dwelling units an acre in these identified areas. Agricultural Protection Areas Areas of the county with concentration of agriculture, timber operations and natural
resources. Farmland preservation efforts should be focused in these areas. The
established low density development pattern and ongoing agricultural activities in these
areas contribute to their rural character. This character can be enhanced by encouraging
only low intensity uses such as agriculture and support businesses, and very low-density
single family residential with context sensitive rural design. New residential development
should be limited in density and scale. Density should generally be less than 0.5 dwelling
unit per acre.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to RA-20M could have an unreasonable impact on the surrounding community based on incompatibility of the allowable land uses and the adjacent RA-20R and RA-30 district classifications, which are more restrictive. Additionally, the proposed change could allow for
uses and development densities that are incompatible with the underlying future land use, Agricultural
Protection Area. Therefore, it is recommended that the proposed change of zoning to the RA-20M zoning
district is DENIED.
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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