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STAFF ANALYSIS - PETITION 91-04 This request is for a change to a conditional xoning district and as such the analysis shouldbe considered differentlythan a dis~rictto district rezoning. Specifica]lY~he petitioner is asking that the current Agricultural Rural Residential (ARR) zOnh~g be changed to a commercial special use (C-3/SU). The petition provides a list of eleven line items %hat would be petrol%Ted under the C-3/SU and the analysis will address %he peter]on in light of %hese. Because the special use zoning aliows conclitions to attached, the factors affecting the zoning of the property should be considered with the possibility of mitigating conditions in mind. The area surrounding the property is for the most part zoned ARR and tile land uses match the zoning. With the except/on of two e.xisting/,ldnstria] disIiicts (I-X), tile entire area is zoned ARR. There is a cc,~lllllercial use and office/storage use lu one I-X zone, and an industrial use in the second. The remainder of tile surrounding area is vacant, agricnltural, and resJdenrdal. The ARR zoning is compatible with the - ARR zonil~g allows many non-residential nses/ncluding some of those requested by %he petit/oner. Retail Sales (convenience goods) are a condit/onal use uuder ARR zoning, and Service Stations, Anh%~al Hospitals, Drug Stores, and Hardware Sales are permiited outright. The change, therefore, would be for the other line items listed and any decision should consider them most closely. The general commercial disLrict (C-3) usually requires good transportation facilities, public water and sewer, and close proxinlity to a population center or other cemmercial activities. The list shows which of these factors for the fo]lowil~g nec ~s s ary/b en e lice,k1 requested uses that are not curren%ly allowed under the ARR zoning: Trans water & SeweN Other Commercia) Warehousing X 1 Wholesaling and X 1 Warehousing Assembly Places X X Food Sales, X X X Wholesale Food Sales, Retail X X X 1 - water for fire service This parcel is located on N.C. ¢9, but is approximately 2,000 feet from the nearest crossroad (Cold Springs Road). There is no public water or sewer service to the property, exception ~wo I-X zones no zoning or and the of the other conu~ercial uses near the property. The effect of any devalopmen~ on the transportation system must be considered. All of the requested uses, that are not currently allowed, would involve heavy truch or car %raffic entering and e.v.i~ting from N.C. 49. 'whOa the Thoroughfare overlay Zone would limit access onto the highway, it would not dictate location or automatically require off-site road improvements. The entrance to T.T. Ward