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STAFF ANALYSIS - PETITION 93-10 <br /> <br />The petitioner is requesting a change in zoning from low/medium <br />density residential zoning (R-30) to a special use general business <br />(C-3 Special Use). The purpose of this proposed change is to <br />permit the construction of an auto repair garage, and the possible <br />use of an existing building for an art and craft shop. Issues that <br />should be addressed include the small area plan recommendations for <br />the area, compatibility with existing land use and development <br />patterns, and specific development proposals as they address <br />existing and future land uses. <br /> <br />This area falls within the Western Area Plan boundaries and is <br />designated as a neighborhood commercial node. An auto repair <br />garage would not automatically qualify as a neighborhood commercial <br />use, but could under the correct conditions. Those conditions <br />include proper buffering from adjacent residential uses, and a size <br />that is compatible with small scale commercial uses. The existing <br />and proposed vegetation to be used for screening and the small size <br />of the proposed business, meet these conditions. <br /> <br />The existing land uses in the area include a mix of residences and <br />businesses. The residences include older, established homes and a <br />new subdivision on Eva Drive to the north of the property. <br />Businesses in the area are a convenience store, a welding shop, a <br />florist, and at least two other auto repair shops. In addition, <br />the new K-Mart development and the Frye's recreation complex are <br />major commercial uses developing or in existence in the near <br />vicinity. Because of the number of residences, an auto repair <br />garage could cause problems, but its construction would not be <br />inconsistent with existing development patterns. Businesses are <br />intermixed in the area, and new businesses continue to be proposed <br />and developed along Poplar Tent Road. <br /> <br />The petitioner has submitted a development concept plan. This plan <br />indicates, among other things, a single building, a single access <br />point and offset of the commercial building on the property to move <br />it away from residences and towards the Poplar Tent/Rock Hill <br />Church Road intersection. The petitioner has also shown existing <br />and proposed vegetation to buffer the use from surrounding <br />residences. <br /> <br />The Staff feels that this use is consistent with the projected <br />neighborhood commercial area that will develop around this <br />intersection. We recommend approval of the petition. <br /> <br />Jonathan B. Marshall <br /> <br /> <br />