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STAFF ANALYSIS - PETITION 93-03 <br /> <br />The petitioner is requesting a change in zoning from Agricultural <br />Rural Residential (ARR) to Office and Institutional (O-I). The <br />purpose of this request is to operate a business in an existing <br />residence. The specific business is photography studio, but <br />because this is a request for a straight change from one zoning <br />category to another, all 0-I uses must be considered. <br /> <br />The property requested for rezoning is in an area designated as a <br />transition zone in the Midland Area Plan. The transition is <br />expected to be from existing residences to businesses, and offices <br />or from less intensive business to more intensive. There are a <br />number of factors affecting the transition and the analysis of this <br />petition will consider if the change is warranted at this time. <br /> <br />The O-I zoning district is intended for residential areas being <br />redeveloped for office and commercial areas. The request clearly <br />meets this intent. There are other businesses run out of <br />residences (as home occupations) in the vicinity and a nearby <br />parcel was recently changed through rezoning from ARR to 0-I. The <br />nearby intersection of N.C. 24/27 and U.S. 601 serves as the <br />commercial center of the area. <br /> <br />The changing nature of this area has been precipitated in large <br />part by the planned improvements to N.C. Highway 24/27. That <br />highway is scheduled to be improved to a four lane (divided) and <br />five lane road through Cabarrus County. The portion in front of <br />this property will be expanded to a five lane urban section, <br />although the residence will be unaffected (see the improvement map <br />included in this packet). The road construction is not scheduled <br />until the year 1995, but many of the property uses are being <br />changed, or planned for change, in anticipation. <br /> <br />O-I district uses do not have the same infrastructure requirements <br />as commercial and industrial areas. Because the district is <br />intended for residential areas, the uses are limited in scope and <br />size. This creates less need for major roads, although many of the <br />transition areas are on major roads, and for public wastewater <br />collection. An office in a former home should be less demanding on <br />a septic system than the residential use. <br /> <br />This rezoning is supported by the future land use projections of <br />the Midland Area Plan, by current development and development <br />trends, and by required/available infrastructure. The Staff <br />recommends approval. <br /> <br />Jonathan B. Marshall <br /> <br /> <br />