AG 1992 06 15 - Laserfiche WebLink

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STAFF ANALYSIS - PETITION 92-07 The petitioner is requesting a change in zoning from a large lot residential zone (R-40) to a light industrial zone (I-l). This is a major change, and it is important not only to consider what the most appropriate zoning for the property is, but also to consider the zoning and land use in the larger area. The property requested for rezoning is the border of an industrial area and a residential one as defined by the Harrisburq Area Land Use Plan. The analysis must consider which is more appropriate for this property. In order to do this, it is easiest to follow the I- l and R-40 intent statement. Residential R-40 zoning is intended for large lot non-agricultural development in areas where public water and sewer are not available. In addition, it promotes single family housing that would be located between agricultural areas and urbanized areas. The light industrial zone is intended for light manufacturing and distribution. These zoning districts should be located on main thoroughfares, or have direct access to them without intruding on residential districts. Finally, the intent statement indicates that, when possible, natural features should separate these light industrial zones from residential areas. These natural features may be topography, vegetation, or traffic arteries among other things. The subject property most closely meets the intent of the I-1 district although there are factors both ways. The location on Old Charlotte Road is in close proximity to N.C. 49 and traffic flow should be towards the larger I-1 area and not towards the nearby residential area. It is possible, however, that some traffic generated by an industrial use on this property could follow Old Charlotte east to N.C. 49, particularly since there is a traffic light at that intersection. Public water service is currently available, but sewerage is not. This is definitely a limiting factor on industrial development, as evidenced by the surrounding sparse development of those properties now zoned I-1. Both intent statements address the idea of the positioning of the two districts in the large zoning pattern. This property does not lie between agricultural areas and an urbanized area. In fact it is positioned between an urbanized area and an industrial zone so it does not met the intent of R-40. As discussed previously it does meet the I-1 intent of location near a thoroughfare and it does not penetrate a residential neighborhood. Because It is adjacent to a neighborhood, and there is no natural -- separat£on other than existing vegetation, consideration should be