AG 1993 09 20 - Laserfiche WebLink

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STAFF ANALYSIS - PETITION 93-07 The request is for a change from Light Industrial (I-l) to Heavy Industrial (I-2). These districts are very similar with the difference being that the heavy industrial permits uses that may have more external impacts. These impacts may include a greater amount of emissions, noise, fumes or vibrations caused by more intense use of the property and by processes not wholly contained within buildings. All of these external effects, however, are limited by the performance standards of the Zoning Ordinance. The analysis of this request will be to consider two questions. The first is whether or not industrial zoning of any type is appropriate on this property. A second question, assuming the first is answered positively, is if the more intense I-2 districts is appropriate for the property. Industrial property is intended to be located in areas where proper services are available, and separation from residential areas is possible. This parcel is part of the Concord Business Park and is served by public water and sewer, natural gas, and the Concord electric utility. It is accessed by Webb Road which in turn connects to Wilshire Avenue ~nd U.S. 601 Bypass. The area is designated as most appropriate for industrial use in the Western Area Plan. This is due to the factors described above, plus the large grouping of industrial uses already present and the location of the Norfolk-Southern rail line through the area. This part of the industrial district is bordered by those rail lines. The rail is located on a 200' right-of-way that combined with existing vegetation and topography forms an excellent barrier between the industrial and residential. The property is clearly appropriate for industrial so the question becomes whether the heavy industrial is appropriate. The uses in the adjoining business park and general area include both light and heavy industrial uses. Surrounding County zoning is all I-l, but city industrial zoning around Wilshire Avenue and U.S. 601 Bypass is a mix of I-2 and I-1. As described earlier, available services are more than adequate for either I-1 or I-2 zoning. Based upon all of these things, the answer to the second question is that I-2 is appropriate. Staff recommends that this property be rezoned from I-1 to I-2. Jonathan B. Marshall 93-07