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STAFF ANALYSIS - PETITION 91-11 The petitioner is requesting that the zoning of this property be changed from the existing R-40 to the general business district C-3 zoning. The basic analysis of this rezonIng will consider the appropriateness of C-3 zoning for the property itself, but there is also an existing, non-conforming, non-permitted use by zoning standards and a building in non-compliance by building codes that is currently located on the property and it will need to be considered in the analysis. TRANSPORTATION The first area to be considered in determining the proper zoning of this property is the transportation system. This parcel is served by a private drive off of a state maintained road (Pitts School Road). The private drive is an unpaved dirt road that also serves a race shop to the rear of this parcel. Current zoning would allow a maximum of three single family units on the property. The requested zoning allows a number of different businesses, as well as, multi-family residential units. Comparing projected average daily trips, based on existing and proposed zoning, a change in zoning could cause a rise from approximately 30 trips per day to approximately 120 trips per day. These estimated trips are based on Institute of Transportation Engin~er rates and assume three housing units developed under existing zoning and twenty multi-family units as would be allowed under the requested zoning. Average daily trips for permitted commercial uses (under the proposed zoning) would also be much higher than those under existing zoning and would be of a magnitude equal to or greater than multi-family development. Trip levels such as these would pose serious safety concerns in relation to both the unpaved private drive, and the location of the driveway cut on Pitts School Road. In the staff's opinion, the property location also does not meet the requirements of the C-3 district intent statement as it relates to transportation or services. That intent statement, (Sect. 3.1), indicates that general business properties should be located on major thoroughfare streets, which this property is not. UTILITIES A second area of analysis relating to the zoning of property is access to utility services. In particular, the development standards require that C-3 parcels developed for multi-family uses have direct access to public water and sewer (Sect 3.2-4, pg ll L). This parcel does have access to public water, but at present no public sewer service is available. Should the property be proposed for commercial development as an alternative, the list of permitted C-3 uses includes a number of businesses that would also require public sewer service. In addition, the petitioner has provided us no proof of septic suitability review by the Health Department, so