PB Meeting Packet June 2022 1
HARNETT COUNTY PLANNING BOARD
Monday June 6, 2022
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 # PLAN2204-0002
Landowner / Applicant: Charles T. Revels Jr et al; 72.59 +/- acres; Pin # 0654-59-9111; From
RA-30 to Commercial Zoning District; Intersection of SR # 1415 (Rawls Church Road) & US
Hwy 401 North; Hector’s Creek Township.
5. Proposed Zoning Change: Case # PLAN2205-0001
Landowner / Applicant: Randy & Phyllis Mellott; 7.45 +/- acres; Pin # 1529-41-4393.000; From
RA-30 & RA-40 to RA-30 Zoning District; SR # 1707 (Neighbors Road); Averasboro Township.
6. US Hwy 421 Ed-Med Corridor Update
7. Planning Board Amended By-Laws Review
8. Other Business
9. Adjourn
STAFF REPORT Page 1 of 5
REZONING STAFF REPORT
Case: PLAN2204-0002
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: June 6, 2022 County Commissioners: June 20, 2022
Requesting a Rezoning from RA-30 to Commercial
Applicant Information
Owner of Record: Applicant:
Name: Charles T Revels, Jr et al. Name: Charles T Revels, Jr et al.
Address: 2217 N. Main St Address: 2217 N. Main St
City/State/Zip: Fuquay Varina, NC 27526 City/State/Zip: Fuquay Varina, NC 27526
Property Description
PIN(s): 0654-59-9111 Acreage: 72.59
Address/SR No.: 5063 Rawls Church Rd (SR 1415)
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, agricultural land. Per the application, this request is based on
the potential relocation of a business, as well as potential
Surrounding Land Uses: Undeveloped land and agricultural uses, several non-residential uses (Triangle
South Industrial park and Mc-Vann, Inc), as well as low density residential.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Annual Daily Traffic Count:
Along US 401: 6,500
Rawls Church is 2,300 east
of US 401, & 1,100 west of
US 401.
Site Distances: Good
STAFF REPORT Page 3 of 5
Zoning District Compatibility
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.
CURRENT REQUESTED
RA-30 Commercial
Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X
Manufactured Homes, (with design criteria)
Manufactured Homes
Multi-Family
Institutional X X
Commercial Services X
Retail X
Wholesale X (with CUP)
Industrial
Manufacturing
Land Use Classification Compatibility
ZONING LAND USE
Commercial EMU
Parks & Rec X X
Natural Preserves X 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 X
Industrial
Manufacturing
STAFF REPORT Page 4 of 5
Site Photographs
Site Site
Rawls Church Rd street views & site
US 401 street views & site
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: 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 to Commercial is compatible with the overall land
use classification of Employment Mixed Use, as well as within the Compatibility
Development Target area. Per the County’s Land Use Plan Employment Mixed Use
areas “are located along major thoroughfares and include prime locations for economic
development opportunities.”
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested zoning would enhance or maintain the public health,
safety and general welfare due to the potential site improvements that could take
place.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Due to the size of these parcels and the Land Use compatibility, this
application does not need to be considered for a Small Scale rezoning.
Additional Information
Harnett County Economic Development Department comments:
“Commercial zoning along a heavily-traveled transportation corridor like US 401 could lead to new retail,
service, and dining options that would serve the surrounding residents, while also creating additional
property and sales tax revenues. We are excited about the future of our main transportation arteries
connecting Harnett County communities to adjacent marketplaces, and feel they are natural opportunities
to capitalize on revenues, while also creating new quality of life destinations throughout our County.”
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 the nonresidential growth patterns of this area as well as
compliance with the County’s Land Use Plan. Therefore, it is recommended that this rezoning request be
APPROVED.
STAFF REPORT Page 1 of 5
REZONING STAFF REPORT
Case: PLAN2205-0001
Jay Sikes, Mgr. of Planning Services
jsikes@harnett.org
Phone: (910) 893-7525 Fax: (910) 814-8278
Planning Board: June 6, 2022 County Commissioners: June 20, 2022
Requesting a Rezoning from RA-40 to RA-30
Applicant Information
Owner of Record: Applicant:
Name: Randy & Phyllis Mellott Name: Randy & Phyllis Mellott
Address: 298 Tanning Ridge Dr Address: 298 Tanning Ridge Dr
City/State/Zip: Dunn, NC 28334 City/State/Zip: Dunn, NC 28334
Property Description
PIN(s): 1529-41-4393.000 Acreage: 7.45
Address/SR No.: Neighbors Rd (SR 1707)
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: Site is currently used for agricultural purposes. This parcel is partially split-zoned, and
per the application, the owners wish to have this under one classification.
Surrounding Land Uses: There is mostly agricultural land in the area with some single family residential.
Services Available
Water:
Public (Harnett County)
Private (Well)
Other: Unverified
Sewer:
Public (Harnett County)
Private (Septic Tank)
Other: unverified
Transportation:
Average Annual Daily
Traffic Count: ~250
Site Distances: Good
STAFF REPORT Page 3 of 5
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
RA-40 RA-30
Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X X
Manufactured Homes,
(with design criteria) X
Manufactured Homes (SUP required)
Multi-Family (SUP required) X
Institutional X X
Commercial Services
Retail (SUP required) X X
Wholesale
Industrial
Manufacturing
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
RA-30 Ag & RR
Parks & Rec X X
Natural Preserves X X
Bona Fide Farms X X
Single Family X X
Manufactured Homes, Design Regulated X X
Manufactured Homes
Multi-Family (via a SUP)_ X X
Institutional
Commercial Service
Retail
Wholesale
Industrial
Manufacturing
STAFF REPORT Page 4 of 5
Site Photographs
Site adjacent home & road view
adjacent homes & road view Site across the street
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: The impact to the surrounding community is reasonable, as the
requested zoning district is similar in nature to the surrounding area.
Yes No The requested zoning district is COMPATIBLE with the existing Land Use Classification.
REASONING: The requested zoning to RA-30 is compatible with the Land Use
Classification of Low Density Residential. Densities in such a land use class can range
from 1-3 units per acre depending on utilities, soils, and the character of adjacent
development.
Yes No The proposal does ENHANCE or maintain the public health, safety and general welfare.
REASONING: The requested zoning to RA-30 would maintain the public health, safety
and general welfare due to the existing residential uses and zoning districts in the area.
Yes No The request is for a SMALL SCALE REZONING and should be evaluated for
reasonableness.
REASONING: Since the proposed zoning district of RA-30 is immediately adjacent, as
well a portion of the property is already RA-30, this application does need to be
considered a Small Scale Rezoning.
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 and will maintain the public health, safety, and general welfare based on the
existing residential uses and compliance with the County’s Land Use Plan. Therefore, it is recommended
that this rezoning request be APPROVED.
421 “Ed-Med” Corridor Overlay
U.S. 421 is a major thoroughfare used by people living and working in Harnett County. This route includes
prime locations for economic development opportunities. These locations include the Brightwater Technology
& Business Park, Central Harnett Regional Hospital, the Town of Lillington, Central Carolina Community
College, Campbell University and its many attributes, Harnett Regional Jetport, into the Town of Erwin and the
City of Dunn, where another hospital is located, Betsy Johnson Hospital, and ultimately intersecting with I-95.
Brightwater campus consists of two parks, Brightwater Technology Park and Brightwater Business Park. The
campus is home to the 130,000-square-foot, Central Harnett Hospital as well as Central Carolina Community
College’s Health Sciences Center. Brightwater Business Park is directly across U.S. 401 and is home to East
Carolina University’s regional dental community service facility and First Choice Community Health Center.
Both parks are also in close proximity to the Harnett County Courthouse and Government Complex on U.S.
401.
As recommended in the Harnett County Comprehensive Growth Plan this “Ed-Med” corridor is a location
where conceptual plans paired with marketing efforts could be advantageous.
o “Concentrate future economic growth in the Campbell health-education corridor, along the I-95
corridor, in pockets contiguous to high residential concentrations for retail and services, and in
the municipalities.”
The management of access will be a key factor for safety, appearance, and overall functioning of this
central artery.
Protect and preserve rural landscape along the undeveloped and environmentally sensitive areas of the
corridor through limited access and provisions for preserving woodlands and vegetative growth along
these portions of the corridor.
Encourage residential and commercial development standards along the corridor that will preserve the
existing landscape providing attractive entrances or “gateways” into the county, utilizing architectural
standards, etc. These will also promote safe traffic patterns through shared access, lateral access
(access management) and parking.
The U.S.421/ “Ed-Med” Corridor Overlay District will establish supplemental regulations beyond the regulatory
zoning requirements of the Unified Development Order to enhance the appearance and functionality of future
development along one Harnett County’s most important gateways.
U.S. Highway 421 is a major thoroughfare connecting people living and working across Harnett County. The
thoroughfare is home to regionally significant educational and medical institutions, such as Harnett Regional
and Betsy Johnson Hospitals, Campbell University, and Central Carolina Community College. The presence
of these institutions paired with available commercially zoned property facilitate opportunities for further
economic development and commercial growth for Harnett County and surrounding areas along the
thoroughfare. A new zoning overlay district, the Hwy 421 “Ed-Med” Corridor Overlay District will be applied
over a portion of the Hwy 421 corridor ahead of the anticipated growth.
US 421/ “Ed-Med” Corridor Study Area
BY-LAWS
HARNETT COUNTY PLANNING BOARD
ARTICLE I
Membership and Vacancies
The Harnett County Planning Board (the “Planning Board”) shall consist of five (5) regular
members and two (2) alternates, for a total of seven (7) members. Members shall be
appointed by the Harnett County Commissioners with terms of office being set according
to the “Rules of Procedure” for the Board of Commissioners as they may exist from time
to time. Each commissioner district should be represented on the Planning Board by a
regular member. Membership should be distributed throughout the County in as much as
is practical. Alternates shall be designated as Alternate #1 and Alternate #2 and shall,
when feasible, rotate service on the Planning Board.
Vacancies occurring for reasons other than expiration of terms shall be filled according to
the Board of Commissioners' “Rules of Procedure”. Members shall serve until they are
duly replaced. Regular appointments are to become effective on January 1 of each year.
Faithful attendance at the meetings of the Planning Board is a prerequisite for the
continuation of membership on the Planning Board. If an appointee has unexcused
absences which constitute more than 25% of the Planning Board meetings in any
calendar year which he or she is required to attend pursuant to his or her appointment,
he or she is obligated to resign. Excused absences are defined as absences caused by
events beyond one's control. If the individual refuses to resign, he or she may be
dismissed by action of the Board of County Commissioners subject to State or local law.
A calendar year is to be defined as a 12 month period beginning on the date of
appointment.
ARTICLE II
Officers
The Planning Board shall elect one (1) of its members as Chairman and another as Vice
Chairman. It shall be the duties of the Chairman to conduct the meetings, address the
County Commissioners as needed, sign documents as required, and function as the
liaison with the Planning Department staff. In the absence of the Chairman, the Vice-
Chairman shall perform all duties of the Chairman.
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At the regular meeting in January of each year, the Planning Board shall elect a Chairman
and Vice Chairman from its regular membership as the first order of business during its
regular meeting. The term of office shall last for 12 months, beginning in January. Officers
may serve consecutive terms. Any member who has served at least 12 months prior to
the date of the elections is eligible to hold either office. Election of officers may be by
secret ballot or by nomination and voice vote.
The Planning Board shall adopt rules for transaction of its business and shall keep a
record of its members' attendance and of its resolution, discussions, findings, and
recommendations, which record shall be a public record. The Planning Board may hold
one (1) meeting monthly and all of its meetings shall be open to the public. There shall
be a quorum of three (3) members for the purpose of taking any official action required
by this the Harnett County Unified Development Ordinance.
ARTICLE III
General Powers and Duties
It shall be the duty of the Planning Board:
1. To acquire and maintain in current form such basic information and materials as are
necessary to an understanding of past trends, present conditions, and forces at work to
cause changes in these conditions;
2. To prepare and from time to time amend and revise a comprehensive and coordinated
plan for the physical development of the County. Activities will be coordinated with any
municipal planning board or adjoining counties, to the greatest extent feasible, if such
boards or counties are involved;
3. To establish principles and policies for guiding action in the development of the County;
4. To prepare and recommend to the Board of County Commissioners, ordinances
promoting orderly development as in the comprehensive plan;
5. To determine whether specific proposed developments conform to the principles and
requirements of the comprehensive plan for the growth and development of the County;
6. To keep the Board of County Commissioners and the general public informed and
advised as to all matters referenced in this Article;
7. To perform any other duties, which may lawfully be assigned to it.
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ARTICLE IV
Gathering Background Data & Performing Special Studies
As background for its comprehensive plan and any ordinances it may prepare, the
Planning Board may gather maps and aerial photographs of manmade and natural
physical features of the County, statistics on past trends and present conditions with
respect to population, information on property values, data on the economic base of the
area, information on land use, and such other information as is important or likely to be
important in determining the amount, direction, and kind of development to be expected
in the County and its various parts.
In addition, the Planning Board may make, cause to be made, or obtain special studies
on the location, condition, and adequacy of specific facilities, which may include but are
not limited to studies of housing; commercial and industrial facilities; parks, playgrounds,
and recreational facilities; public and private utilities, including water and waste disposal
systems; and traffic, transportation, and parking facilities.
All County officials shall, upon request, furnish to the Planning Board such available
records or information as it may require in its work. To the extent permitted by law, the
Planning Board or its agents may, in the performance of its official duties, enter upon
lands and make examinations or surveys.
ARTICLE V
Comprehensive Plan
The comprehensive plan, with the accompanying maps, plats, charts, and descriptive
matter, shall constitute the Planning Board's recommendations to the Board of County
Commissioners for the development of the territory and area therein referenced. Among
other things, such comprehensive plan may include the general location, character, and
extent of water and waste disposal systems, streets, bridges, boulevards, parkways,
playgrounds, squares, parks, aviation fields, and other public utilities and terminals,
whether publicly or privately owned or operated, for water, light; sanitation, transportation,
communication, power, and other purposes; information relating to the removal,
relocation, widening, narrowing, vacating, abandonment; change of use, or extension of
any of the foregoing ways, buildings, grounds, open spaces, property, utilities, or
terminals; and information relating to the most desirable pattern of land use within the
area, including areas for residential uses, for farming and forestry, for manufacturing and
industrial uses, for commercial uses, for recreational uses, for open spaces, and for mixed
uses.
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The plan and any ordinances or other measures to effectuate it shall be made with the
general purpose of guiding and accomplishing a coordinated and harmonious
development of the County which will, in accordance with present and future needs, best
promote health, safety, morals, and the general welfare, among other things, adequate
provision for traffic, safety from fire and other dangers, adequate provision for light and
air, the healthful and convenient distribution of population, good civic design and
arrangement, wise and efficient expenditure of public funds, and the adequate provision
of public utilities, services, and other public requirements.
ARTICLE VI
Subdivision Regulations
The Planning Board shall review, from time to time, the need for regulations for the control
of land subdivision in the County and submit to the Board of County Commissioners its
recommendations, if any, for adoption or revision of said regulations.
ARTICLE VII
Other Ordinances
It is within the delegated authority of the Planning Board to review and make
recommendations to the Board of County Commissioners concerning all ordinances
under the direction of the Planning Department. If required by law the Planning Board will
hold public hearings to solicit public comments regarding these ordinances and the
administration of them.
As delegated by the Board of County Commissioners, the Planning Board will review and
approve plans for the construction of manufactured home parks or additions to existing
manufactured home parks within the County's planning jurisdiction.
It is within the Planning Board's duties to develop any new ordinances and recommend
their adoption as the need arises.
The Planning Board may request technical assistance from any State or regional planning
agency providing such services. Fees for such services will be paid from the Planning
Department's budget.
ARTICLE VIII
Miscellaneous Powers and Duties
The Planning Board may conduct such public hearings as may be required to gather
information necessary for the drafting, establishment, and maintenance of the
comprehensive plan. Before adopting or amending any such plan it may hold or cause to
be held at least one (1) public hearing thereon.
The Planning Board shall have power to promote public interest in and an understanding
of its recommendations, and to that end it may publish and distribute copies of its
recommendations and may employ such other means of publicity and education as it may
determine.
Members of the Planning Board, when duly authorized by the County Manager may
attend planning conferences or meetings of planning organizations or hearings upon
pending planning legislation. Members of the Planning Board attending such
conferences, meetings or hearings will be reimbursed for travel expenses based upon
the County's travel reimbursement policy following submission of required
documentation.
ARTICLE IX
Reporting and Budget Request
In an effort to keep the Board of County Commissioners informed, the Planning Board will
periodically prepare a report of its activities. Assistance in preparing this report will be
provided by the Planning Department staff.
The Planning Board is authorized to receive any funds which may be appropriated for its
use by the Board of County Commissioners.
ARTICLE X
Special Committees
The Planning Board may set up special committees to assist it in the study of specific
questions and problems. The Planning Board may ask for assistance from other
departments in County Government as the Board studies these questions and problems.
ARTICLE XI
Statutory Powers
The Planning Board shall have all the powers and authority granted by N.C.G.S.153-A -
320 160D-301 and subsequent provisions of law and any other powers and duties so
delegated by the Board of County Commissioners.
ARTICLE XII
Conduct of Meeting
The Planning Board may set reasonable time limits for presentations and discussion by
proponents and opponents for a given issue. It is the intent of this section that proponents
and opponents be given adequate time for presentations without dominating the meeting.
Therefore the use of a spokesman is encouraged. Once the Chairman has closed the
public input session no further public comments shall be received.
At the discretion of the Planning Board, any agenda item may be tabled provided the item
has been discussed and the need for a delay has been determined. An agenda item may
be tabled to a date certain or until the removal of certain conditions or the completion of
specified tasks as established by the Planning Board. Items may also be tabled to a date
certain in order to secure legal advice from the County Attorney. A motion to table an item
shall require an affirmative vote by a simple majority of the members present.
All Planning Board members must abstain from voting on any advisory or legislative
decision in which the outcome of the matter is reasonably likely to have a direct,
substantial and readily identifiable financial impact on the member.
Planning Board members must abstain from voting if the landowner of the property
subject to a rezoning petition or an applicant for a text amendment has a close familial,
business, or other associational relationship with a member of the Planning Board.
ARTICLE XIII
Amendments to By-Laws
These by-laws may be amended as needed by the Planning Board according to the
following procedure. An amendment must be introduced and then be voted on at the
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following two (2) regular meetings. Passage of an amendment shall require an affirmative
vote by a simple majority of the members present at both meetings. No amendment may
be voted on at the meeting at which it is introduced. These by-laws may be amended by
a majority vote of the Harnett County Board of Commissioners.
ARTICLE XIV
Repeal and Effective Date
Any previous by-laws are hereby repealed upon adoption of these revisions. The revised
by-laws shall become effective upon adoption.
ARTICLE XV
Severability
Should any section, paragraph, sentence, clause, or phase be declared unconstitutional
or invalid for any reason, the remaining by-laws shall not be accepted thereby and shall
remain in effect.
Duly adopted this 2nd day of January 1999.
George Jackson John M. McKoy
Planning Director Planning Board Chairman
Amended through this ________ 15th day of ______________August, 202211.
Harnett County Board of Commissioners
_________________________________
Timothy B. McNeill , Lewis W. Weatherspoon, Chairman
Attest:
_________________________________
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Margaret Regina Wheeler Melissa Capps, Clerk
Harnett County Planning Board
_________________________________
Kathy Wood, Chairman
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