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STAFF ANALYSIS - PETITION 93-04 <br /> <br />The petitioner is requesting a zoning change from R-30 to an R-8 <br />Special Use. The R-30 district is a medium density, single family <br />residential zoning. The property is also in the Ten Year Growth <br />Area which allows a lot size reduction to 20,000 square feet where <br />public water and sewer are provided. The R-8 Special Use that is <br />requested would permit a lot size reduction to 8,000 square feet, <br />but the development plan indicates that the smallest lot will be <br />approximately 8,800 square feet. <br /> <br />The analysis of this rezoning will center on two primary questions. <br />The first is whether or not the plan meets the goals of the <br />appropriate area plan. The second related question is if it meets <br />the general plan for the area, does the petitioners planned <br />improvements warrant a density increase from the existing zoning? <br /> <br />The Northwestern Cabarrus Small Area Plan indicates the long range <br />development of this area should be medium density residential. <br />With medium density residential being defined as 1 to 3 units per <br />acre, a straight R-8 rezoning would not qualify. The R-8 Special <br />Use as proposed, however, would permit the density to be increased <br />only to 1.64 units per acre which is well within the range. The <br />effective lot size of approximately 26,000 square feet would in <br />fact exceed what is permitted under current zoning. <br /> <br />The next question is whether the increased density is warranted by <br />the improvements being made. The range given for medium density <br />residential provides for development (1 unit/acre) with minimal <br />improvements such as septic tanks and wells. It also would allow <br />development at the upper end of the range (3 units/acre) where <br />improvements such as the extension of water, sewer, and NCDOT <br />standard roads are made. Clearly the petitioner is proposing <br />improvements that would permit the increase in density. <br /> <br />A final issue that should be mentioned, is that of the benefit of <br />this cluster approach to the public and to the developer. The <br />public is served by the retention of a buffer around the <br />development and the fact that environmentally sensitive areas will <br />not be disturbed. The developer in turn is benefitted by being <br />permitted to develop 15 building lots on 3.77 acres, instead of <br />9.15, and thus having the lower grading and improvement costs. <br /> <br />The staff recommends that this petition be approved. <br /> <br />Jonathan B. Marshall <br /> <br /> <br />