AG 1996 07 22 - Laserfiche WebLink

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STAFF ANALYSIS - PETITION 96-03 The petitioners, Ferrell and Betty James are requesting a change in zoning for property they own off' Roberta Road at Coddle Creek. Their request is that it be changed from Medium Density Residential to High Density Residential. It is not a special use request so all uses of the HDR zone should be considered when analyzing this rezoning. BACKGROUND The area surrounding this property falls within the zoning jurisdictions of the County and the City of Concord. Directly across Roberta Road (the west side) is Concord's jurisdiction and is a mix of R-4 (high density), R-3 and R-2 (medium density). The east side of Robena Road is in the County's jurisdiction and is zoned Medium Density Residential. The James own a number of the surrounding properties. These include rental houses on the east side of Roberta Road and two parcels on the west side that were rezoned in February of this year. The rezoning was through the City of Concord and the zoning changed from I-1 and R-3 to R-4. The R-4 district permits multi- family uses of up to 15 units/acre. This property has public utilities available, but has some limitations on access. Both public water and sewer are available to the parcel. The majority of the frontage on Robena Road is in an area of 100 year flood plain. There is a smaller access strip which is part of the rezoning that can be used for access outside of the flood plain. This strip is wide enough to permit an access road, but is not wide enough for a dedicated fight-of-way. This property has extensive area in the flood plain which limits its use. Approximately half of the area of this lot is located in the regulatory (100 year) flood plain. Building in that area would be restricted such that any habitable or electrical portion of a building would have to be at least two feet above the 100 year flood elevation. The parcel falls within the area of the Western Area Plan The "Future Land Use Map" indicates that it is best suited for medium density residential development. That recommendation is in large part based on the existing housing on Roberta Road and Stough Road. It did not take into account the multi-family zoning recently approved by Concord. ANALYSIS The rezoning of this property to HDR would be consistent with the recent action of Concord, but not with existing development. If the property were changed to HDR ' it would be an extension of the multi-family zoning (R-4) across Roberta Road. The