PB Packet - September 2021 1
HARNETT COUNTY PLANNING BOARD
Tuesday, September 7, 2021
6:00 p.m.
Harnett County Development Services
420 McKinney Parkway, Lillington, NC 27546
PUBLIC HEARING
1. Call to order and welcome – Chairman Kathy Wood
2. Invocation & Pledge of Allegiance
3. Approval of Minutes
4. Proposed Zoning Change: Case # PLAN2107-0002
Landowner / Applicant: Jay Ambe Shakti, LLC; 3.46 +/- acres; Pin # 0654-51-8196.000; From
RA-30 to Commercial Zoning District; Intersection of US Hwy 401 N & SR # 1441 (Chalybeate
Springs Road); Hector’s Creek Township.
5. Proposed Zoning Change: Case # PLAN2107-0003
Landowner / Applicant: CEBO Construction Inc.; Donald Nordon & Patricia McKee / Rhetson
Companies, Inc.; .87 & .25 +/- acres (consisting of two parcels); Pin #’s 0610-97-0587.000 &
0610-87-8640.000; From RA-30 & RA-20R to Commercial Zoning District; US Hwy 421 N;
Lillington Township.
6. Other Business
7. Adjourn
STAFF REPORT Page 1 of 5
REZONING STAFF REPORT
Case: PLAN2107-0002
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: September 7, 2021 County Commissioners: September 20, 2021
Requesting a Rezoning from RA-30 to Commercial
Applicant Information
Owner of Record: Applicant:
Name: Jay Ambe Shakti, LLC Name: Jay Ambe Shakti, LLC
Address: 2100 Weaver Forest Way Address: 2100 Weaver Forest Way
City/State/Zip: Morrisville, NC 27568 City/State/Zip: Morrisville, NC 27560
Property Description
PIN(s): 0654-51-8196 Acreage: 3.46
Address/SR No.: US 401 N.
Township:
(09) Johnsonville
(10) Lillington
(11) Neill’s Creek
(12) Stewart’s Creek
(13) Upper Little River
(01) Anderson Creek
(02) Averasboro
(03) Barbecue
(04) Black River
(05) Buckhorn
(06) Duke
(07) Grove
(08) Hectors Creek
Vicinity Map
Vicinity Map
STAFF REPORT Page 2 of 5
Physical Characteristics
Site Description:
Site is currently vacant.
Surrounding Land Uses: Area land uses consist of
various nonresidential uses (commercial &
industrial), residential developments and
individual single family lots.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
~11,000 on US 401
Site Distances: good
Zoning District Compatibility
The following is a summary list of potential uses. For actual permitted
uses please refer to the UDO’s Table of Uses.
CURRENT REQUESTED
RA-30 Commercial
Parks & Rec X
Natural Preserves X X
Bona Fide Farms X
Single Family X
Manufactured Homes,
Design Regulated X
Manufactured Homes
Multi-Family
Institutional
Commercial Services X
Retail X
Wholesale X
Industrial
Manufacturing
STAFF REPORT Page 3 of 5
Land Use Classification Compatibility
ZONING LAND USE
Commercial Employment
Mixed Use
Parks & Rec X
Natural Preserves X
Bona Fide Farms X
Single Family X
Manufactured Homes,
Design Regulated
Manufactured Homes
Multi-Family X
Institutional X X
Commercial Service X X
Retail X X
Wholesale
Industrial
Manufacturing
Future Land Use Map
Site Photographs
Site Site (right), US 401 & Chalybeate Springs intersection
STAFF REPORT Page 4 of 5
Chalybeate Springs & US 401 intersection View across US 401
Evaluation
Yes No The IMPACT to the adjacent property owners and the surrounding community is
reasonable, and the benefits of the rezoning outweigh any potential inconvenience or
harm to the community.
REASONING: The requested zoning change to Commercial will not have a negative
impact on the community as it is similar in nature to existing zoning districts and
development patterns in this area.
Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification.
REASONING: The requested zoning district is compatible with the existing Land Use
classification of Employment Mixed Use. This whole area is also within the Compatibility
Development Target area. These two designations highlight growing areas of the
County that consist of planned residential areas mixed with a variety of nonresidential
uses.
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested rezoning to Commercial would maintain or enhance the
public health, safety, and general welfare due to the area’s existing commercial uses as
well as the potential site improvements that would be required.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Due to the size of the tract and the proposed zoning district exists directly
across the street, this application does not need to be evaluated for Small Scale
Rezoning.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to Commercial would not have an unreasonable
impact on the surrounding community based on being compatible with Harnett County Land Use Plan as
well as the existing nonresidential uses in this area. Therefore, it is recommended that this rezoning
request be APPROVED.
STAFF REPORT Page 5 of 5
Review Worksheet
TRADITIONAL STANDARDS OF REVIEW
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 1 of 5
REZONING STAFF REPORT
Case: PLAN 2107-0003
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: September 7, 2021 County Commissioners: September 20, 2021
Requesting a Rezoning from RA-20R & RA-30 to Commercial
Applicant Information
Owner of Record: Applicant:
Name: CEBCO Construction, Inc Name: Rheston Companies, Inc
Address: PO Box 591 Address: 2075 Juniper Lake Rd
City/State/Zip: Mamers, NC 27552 City/State/Zip: West End, NC 27376
Name: Donald & Patricia Nordon
Address: 852 Gramets Ln
City/State/Zip: Lillington, NC 27546
Property Description
PIN(s): 0610-97-0587 (.87) & 0610-87-8640 (.25) Acreage: 1.12
Address/SR No.: US 421
Township:
(09) Johnsonville
(10) Lillington
(11) Neill’s Creek
(12) Stewart’s Creek
(13) Upper Little River
(01) Anderson Creek
(02) Averasboro
(03) Barbecue
(04) Black River
(05) Buckhorn
(06) Duke
(07) Grove
(08) Hectors Creek
Vicinity Map
STAFF REPORT Page 2 of 5
Physical Characteristics
Site Description: parcels are now vacant except for a billboard on the smaller lot.
Surrounding Land Uses: Surrounding land uses consist of single family residences, two retail/
convenience establishments, a fire/ EMS station, a post office and a medical center.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
approx. ~6,100 on US
421.
Site Distances: good
STAFF REPORT Page 3 of 5
Zoning District Compatibility
The following is a summary list of potential uses. For actual permitted uses please refer to the UDO’s Table of Uses.
CURRENT REQUESTED
RA-20R/ RA-30 Commercial
Parks & Rec X
Natural Preserves X X
Bona Fide Farms X
Single Family X
Manufactured Homes,
Design Regulated X
Manufactured Homes
Multi-Family
Institutional
Commercial Services X
Retail X
Wholesale X
Industrial
Manufacturing
Land Use Classification Compatibility
ZONING LAND USE Commercial RC Parks & Rec X
Natural Preserves X
Bona Fide Farms X
Single Family X
Manufactured Homes,
Design Regulated
Manufactured Homes
Multi-Family
Institutional X X
Commercial Service X X
Retail X X
Wholesale
Industrial
Manufacturing
_________________________________________________________________________________
STAFF REPORT Page 4 of 5
Site Photographs
.87 ac Site view .25 ac Site, adjacent store, & US 421 W view
Mamers, Cool Springs Rd, & Us 421 intersections EMS/ Fire Station across from site
STAFF REPORT Page 5 of 5
Site views from Mamers Rd Mamers Rd & US 421 intersection view
n
Evaluation
Yes No The IMPACT to the adjacent property owners and the surrounding community is
reasonable, and the benefits of the rezoning outweigh any potential inconvenience or
harm to the community.
REASONING: The requested zoning change to Commercial will not have a negative
impact on the surrounding properties or the community as it is similar in nature to
existing zoning districts in the area.
Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification.
REASONING: The requested zoning is compatible with the existing Land Use
classification of a Rural Center development node. Rural Center development nodes are
“small scale commercial centers”. These areas can be suburban in nature and contain
smaller, nonresidential uses.
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested rezoning to Commercial, whose intent is to promote the
development of business and institutional uses, would enhance or maintain the public
health, safety, and general welfare due to the neighboring Commercial zoned parcels.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Since the proposed zoning district exists on contiguous properties, this
application does not need to be evaluated for Small Scale Rezoning.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to Commercial is compatible with Harnett County
Land Use Plan and would not have an unreasonable impact on the surrounding community based on the
existing commercial in the area. Therefore, it is recommended that this rezoning request be APPROVED.