AG 1992 12 21 - Laserfiche WebLink

Home Browse Search

and quality'of life are discussed for the entire area. Specific policies to achieve the land use and to address. concerns from the public meetings are provided in the recommendations table. Also included in the text are individual sites which may be developed differently than indicated on the land use map. These alternative development scenarios are typically more long term in nature than the scenario shown on the map, and will be addressed further through document updates as the area develops. AREAS OF LAND USE CONFLICT There are areas of conflict both in the current land use and potentially in the future land use and they must be addressed. An area of conflict can exist anywhere that dissimilar uses are adjacent to each other, but are defined here as places where residential uses abut an industrial area, or one projected for future employment. There are some areas that currently could be considered conflicting by this definition where no conflict exists. This is due either to natural features of the area or improvements that have been constructed to reduce or remove the conflict. Examples of mitigation efforts include berms, such as those around the Charlotte Motor Speedway/BFI Landfill and Vulcan Materials, and vegetative screening like that employed on the south side of the Philip Morris facility. The areas in which the projected land use shows potential conflict must be developed in a way that w~ll mitigate or eliminate the negative. This may be done through a variety of methods, the most important of which would be zoning control. The County is currently rewriting its zor~ng ordinance to more effectively address external effects of uses through performance standards. These standards would be applied at the time of site planning, or development review and approval, and would continue to be used to regulate operation. Examples of standards would be adjustable setbacks, screening and buffering requirements and limits on noise, glare, and emissions. Most of the buffer areas that currently exist are the result of zoning actions. Vulcan Materials berm was offered as a condition by the petitioner and approved as part of a conditional use permit granted by the County Zoning Board of Adjustment. Conditional and special use zoning is another method of addressing potential conflict. The final method that falls under planning and zoning control is the approval of a gradation of use or integrated mixed uses. As discussed previous]y, potential conflict exists where the plan indicates future employment and residential abutting. The transition from vacant land to an employment area w~ll include an approval process for the zoning, use or both. During this approval process, attention and preference should be given to plans that address conflict, offer gradual transition from one use to another, and those in which standards are applied by the developer to enhance the property while protecting adjoining owners. WESTERN AREA PLAN DRAFT 4 PAGE 13