NOVEMBER 2021 PB PACKET 1
HARNETT COUNTY PLANNING BOARD
Monday November 1, 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 # PLAN2109-0003
Landowner / Applicant: Henry & Susie Elmore; 5.36 +/- acres; Pin # 1515-42-2598.000; From
Commercial to Industrial Zoning District; SR # 1872 (Dixieland Road); Averasboro Townships.
5. Proposed Zoning Change: Case # PLAN2109-0004
Landowner / Applicant: Alphin Brothers, Inc.; 2.37 +/- acres; Pin # 1515-42-0304.000; From
Commercial to Industrial Zoning District; SR # 1872 (Dixieland Road); Averasboro Township.
6. Proposed Zoning Change: Case # PLAN2110-0001
Landowner / Applicant: Rita Cotton, Kevin Lofton, Keith Lofton; Jerome & Algireen
Washington; 1.74 & 1.03 +/- acres; Pin #’s 9594-26-3582.000 9594-26-4447.000 & From RA-
20R to Commercial Zoning District; NC 24/87; Anderson Creek Township.
7. Proposed Zoning Change: Case # PLAN2110-0003
Landowner / Applicant: Allied Investors, Inc. / Timmons Group-Beth Blackmon; 7.50 +/- acres
(out of 108.31 acres); Pin # 9586-98-1436.000; From RA-20R to Commercial Zoning District;
SR # 1141(Alpine Drive); Barbecue Township.
8. Other Business
9. Adjourn
STAFF REPORT Page 1 of 6
REZONING STAFF REPORT
Case: PLAN 2109-0003
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: November 1, 2021 County Commissioners: November 15, 2021
Requesting a Rezoning from Commercial to Industrial
Applicant Information
Owner of Record: Applicant:
Name: Henry & Susie Elmore Name: Henry & Susie Elmore
Address: 255 Salt Market St Address: 255 Salt Market St
City/State/Zip: Dunn, NC 28334 City/State/Zip: Dunn, NC 28334
Property Description
PIN(s): 1515-42-2598 Acreage: 5.36
Address/SR No.: 170 Dixieland Rd
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 6
Physical Characteristics
Site Description: currently occupied by the applicant’s materials that have accumulated due to his
business.
Surrounding Land Uses: Several non-residential uses, as well as residential and agricultural uses.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
2,600 along Longbranch,
Bud Hawkins N/A.
Site Distances: Good
STAFF REPORT Page 3 of 6
Zoning District Compatibility
The following is a summary of potential uses. For all applicable uses for each Zoning district please refer to the UDO’s Table of Uses.
CURRENT REQUESTED
Comm Industrial
Parks & Rec
Natural Preserves X X
Bona Fide Farms X X
Single Family
Manufactured Homes, (with design criteria)
Manufactured Homes
Multi-Family
Institutional X X
Commercial Services X X
Retail X X
Wholesale X X
Industrial X
Manufacturing X
Land Use Classification Compatibility
The following is a summary of potential uses. For all applicable uses for each Zoning district please refer to the UDO’s Table of Uses.
ZONING LAND USE
Industrial EMU
Parks & Rec X
Natural Preserves X X
Bona Fide Farms X X
Single Family
Manufactured Homes,
Design Regulated
Manufactured Homes
Multi-Family X
Institutional X X
Commercial Service X X
Retail X X
Wholesale X X
Industrial X X
Manufacturing X X
STAFF REPORT Page 4 of 6
Site Photographs
site site driveway & adjacent property
street view & area residence street view & adjacent property
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 impact to the surrounding community is reasonable, as there are
several nonresidential uses in this 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 Employments Mixed Use. This area is also within a Compact Mixed Use
development node. These two designations highlight growing areas of the County that
could include locations for employment and economic development opportunities, as
well as have access to major thoroughfares and public utilities.
STAFF REPORT Page 5 of 6
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested rezoning to Industrial would maintain the public health,
safety, and general welfare as the proposed zoning district will allow for uses in a
similar manner as the area’s existing development trends.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Since this parcel is adjacent to the same zoning district, this application
does not need to be considered for a Small Scale rezoning.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to Industrial would not have an unreasonable impact
on the surrounding community based on the nonresidential uses and zoning districts in this area as well as
compliance with the County’s Land Use Plan. Therefore, it is recommended that this rezoning request be
APPROVED.
Traditional Standards of Review and Worksheet
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.
STAFF REPORT Page 6 of 6
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 6
REZONING STAFF REPORT
Case: PLAN 2109-0004
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: November 1, 2021 County Commissioners: November 15, 2021
Requesting a Rezoning from Commercial to Industrial
Applicant Information
Owner of Record: Applicant:
Name: Alphin Brothers, Inc Name: Clifton Alphin
Address: PO Box 1310 Address: PO Box 1310
City/State/Zip: Dunn, NC 28335 City/State/Zip: Dunn, NC 28335
Property Description
PIN(s): 1515-42-0304 Acreage: 2.37
Address/SR No.: Dixieland Rd
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 6
Physical Characteristics
Site Description: currently occupied by the applicant’s materials that have accumulated due to his
business.
Surrounding Land Uses: Several non-residential uses, as well as residential and agricultural uses.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
2,600 along Longbranch,
Bud Hawkins N/A.
Site Distances: Good
STAFF REPORT Page 3 of 6
Zoning District Compatibility
The following is a summary of potential uses. For all applicable uses for each Zoning district please refer to the UDO’s Table of Uses.
CURRENT REQUESTED
Commm Industrial
Parks & Rec
Natural Preserves X X
Bona Fide Farms X X
Single Family
Manufactured Homes, (with design criteria)
Manufactured Homes
Multi-Family
Institutional X X
Commercial Services X X
Retail X X
Wholesale X X
Industrial X
Manufacturing X
Land Use Classification Compatibility
The following is a summary of potential uses. For all applicable uses
for each Zoning district please refer to the UDO’s Table of Uses.
ZONING LAND USE
Industrial EMU
Parks & Rec X
Natural Preserves X X
Bona Fide Farms X X
Single Family X
Manufactured Homes, Design Regulated
Manufactured Homes
Multi-Family X
Institutional X X
Commercial Service X X
Retail X X
Wholesale X X
Industrial X X
Manufacturing X X
STAFF REPORT Page 4 of 6
Site Photographs
Site Site
street view & residence across the street View of property across the street
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 impact to the surrounding community is reasonable, as there are
several nonresidential uses in this 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 Employments Mixed Use. This area is also within a Compact Mixed Use
development node. These two designations highlight growing areas of the County that
could include locations for employment and economic development opportunities, as
well as have access to major thoroughfares and public utilities.
STAFF REPORT Page 5 of 6
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested rezoning to Industrial, whose intent is to promote the
development of business and institutional uses, would maintain the public health,
safety, and general welfare due to the neighboring, nonresidential parcels.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Since this parcel is adjacent to the same zoning district, this application
does not need to be considered for a Small Scale rezoning.
Suggested Statement-of-Consistency (Staff concludes that…)
As stated in the evaluation, the requested rezoning to Industrial would not have an unreasonable impact
on the surrounding community based on the nonresidential uses and zoning districts in this area as well as
compliance with the County’s Land Use Plan. Therefore, it is recommended that this rezoning request be
APPROVED.
Traditional Standards of Review and Worksheet
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.
STAFF REPORT Page 6 of 6
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 2110-0001
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: November 1, 2021 County Commissioners: November 15, 2021
Requesting a Rezoning from RA-20R to Commercial
Applicant Information
Owner of Record: Applicant:
Name: Rita Cotton, Kevin C. Lofton, Keith C.
Lofton
Name: Hamilton Monk, Inc
Address: 1601 Properity Dr Address: 8204 Creedmoor Rd, Suite 100
City/State/Zip: Sanford, NC 27730 City/State/Zip: Raleigh, NC 27613
Name: Jerome & Algireen Washington
Address: 361 Brower Rd
City/State/Zip: Cameron NC 28326
Property Description
PIN(s): 9594-26-3582 & 9594-26-4447 Acreage: 1.74 & 1.03
(2.77 total)
Address/SR No.: NC 24-87
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 currently occupied by residential structures.
Surrounding Land Uses: Surrounding land uses consist of several nonresidential developments as well
as residential uses.
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. 20,000 along
NC24-87
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 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 CMU
Parks & Rec X
Natural Preserves X
Bona Fide Farms
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
_________________________________________________________________________________
STAFF REPORT Page 4 of 5
Site Photographs
Site view along Northbound NC 24-87 Existing homes on subject site
Existing homes on adjacent site View South NC 24-87
STAFF REPORT Page 5 of 5
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: In the vicinity of the subject property, non-residential development has
progressed at a stable pace. The requested zoning change to Commercial will not have
a negative impact on the surrounding community as it is similar in nature to existing
and neighboring 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 Compact Mixed Use. This 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 enhance or maintain the
public health, safety, and general welfare due to the neighboring commercially 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 adjacent 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.
STAFF REPORT Page 1 of 4
REZONING STAFF REPORT
Case: PLAN2110-0003
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: November 1, 2021 County Commissioners: November 15, 2021
Requesting a Rezoning from RA-20R to Commercial
Applicant Information
Owner of Record: Applicant:
Name: Allied Investors, Inc Name: Timmons Group
Address: 350 Wagoner Dr Address: 5410 Trinity Rd, Suite 102
City/State/Zip: Fayetteville, NC 28303 City/State/Zip: Raleigh, NC 27607
Property Description
PIN(s): Portion of 9586-98-1436 Acreage: 7.5 acres of
108.3
Address/SR No.: Alpine Dr
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 4
Physical Characteristics
Site Description:
Site is currently vacant.
Surrounding Land Uses: Area land uses consist of
residential developments and various
nonresidential uses.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
~7,500 on Buffalo Lakes
Rd, Alpine Rd N/A
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-20R 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 4
Land Use Classification Compatibility
ZONING LAND USE
Commercial CMU
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
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 the same zoning as the adjacent parcels. This would
also coincide with the development patterns in this 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 Compact Mixed Use. These classifications incorporate commercial
uses and often have complimenting office and civic uses with residential developments
in close proximity.
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested rezoning to Commercial would enhance or maintain the
public health, safety, and general welfare due to the neighboring commercially zoned
parcels.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Since the proposed zoning district is the same as immediately adjacent
parcels, 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 compatibility with the Harnett County Land Use Plan as well
as the existing commercial uses in this area. Therefore, it is recommended that this rezoning request be
APPROVED.
STAFF REPORT Page 4 of 4
Site Photographs
Site Site
Alpine Rd view towards Food Lion & Buffalo
Lake Rd; Timberline Dr/ entrance to the The
Summit neighborhood
Alpine Rd view towards Micro Tower
ENGINEERING | DESIGN | TECHNOLOGY
5410 Trinity Road
Suite 102
Raleigh, NC 27607
P 919.866.4951
F 919.859.5663
www.timmons.com
October 1, 2021
Harnett County Rezoning
We are requesting a rezoning of residential RA-20R to commercial on Alpine Drive across
from Timberlane Drive. The 7.500 acres, will better suit the area adjacent to it with commercial use.
The area is bordered by commercial to the west, consisting of a Food Lion and Dollar Tree. The area
to the south is currently vacant with a proposed residential subdivision. Adding commercial to this
area with enhance the intersection at Buffalo Lake Drive and Alpine Drive and allow for future
residents to enjoy the commercial facilities. This will coincide with the Land Use plan, calling for
compact mixed use in the area. This rezoning will help support the residential increasing growth of
the county. This plan also aligns with Grow Harnett County Comprehensive Growth Plan 2015 for
future development, adding value that makes the area unique, inviting, and a prosperous place to
live and work.
ENGINEERING | DESIGN | TECHNOLOGY
5410 Trinity Road
Suite 102
Raleigh, NC 27607
P 919.866.4951
F 919.859.5663
www.timmons.com
October 1, 2021
Harnett County Rezoning
We are requesting a rezoning of residential RA-20R to commercial on Alpine Drive across
from Timberlane Drive. The 7.500 acres, will better suit the area adjacent to it with commercial use.
The area is bordered by commercial to the west, consisting of a Food Lion and Dollar Tree. The area
to the south is currently vacant with a proposed residential subdivision. Adding commercial to this
area with enhance the intersection at Buffalo Lake Drive and Alpine Drive and allow for future
residents to enjoy the commercial facilities. This will coincide with the Land Use plan, calling for
compact mixed use in the area. This rezoning will help support the residential increasing growth of
the county. This plan also aligns with Grow Harnett County Comprehensive Growth Plan 2015 for
future development, adding value that makes the area unique, inviting, and a prosperous place to
live and work.