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STAFF ANALYSIS - PETITION 92-06 <br /> <br />This is a unique rezoning request from one commercial district to <br />another. The purpose of the request is to allow three separate, <br />but attached, businesses on the same lot to be subdivided along <br />with the property under them. The analysis will look first at the <br />appropriateness of commercial zoning and second at the specific C-2 <br />zoning that is requested. <br /> <br />The Midland Area Plan, the existing zoning pattern and existing <br />uses all support commercial zoning. The projected future land use <br />of commercial/office is based on the current use, surrounding uses <br />and the scheduled improvements to N.C. 24/27. This commercial <br />zoning node has existed since the adoption of zoning in 1982 and <br />most of the existing commercial uses in the area predate that <br />adoption. <br /> <br />The second question is whether the community business zoning is <br />more appropriate than the existing highway business district. <br />While the property is located on one of the primary highways <br />through Cabarrus County, it is not close to an urbanized area or a <br />major crossroad. In addition, the current uses on the property are <br />a barber shop, restaurant, and a convenience/food store. All of <br />these uses are more compatible with the community business <br />district. <br /> <br />There are two concerns with this rezoning proposal. The first is <br />a house that is also located on the property. The C-2 zoning <br />requires that if this land is subdivided that the lot on which the <br />house remains meet the size requirements of the nearest residential <br />district. That would be an ARR zone and therefore the lot must be <br />at least one acre. <br /> <br />The second concern is the Thoroughfare Overlay Zone. The <br />businesses currently do not meet the requirements of that overlay <br />zone and it is the interpretation of the zoning administrator that <br />a change in zoning will not affect that status. As N.C. 24/27 is <br />improved, however, some corrections will probably be necessary and <br />the petitioner should expect to have to find room for additional <br />parking. <br /> <br />Based on the Midland Area Plan, the existing zoning pattern and <br />current use of the property, staff recommends approval of this <br />petition. <br /> <br /> <br />