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STAFF REPORT - CORRECTIVE REZONINGS August 6, 1990 Page 3 penny nail will hold much better than the eight penny nail. Once a sixteen penny nail has been driven into the tiber gl the board, an eight penny nail won't work in that same hole. There Are many other lessons that can be explained by following through this analogy. To overzone an area can effectively weaken an area's developme'nt. From the staff's standpoint the neighborhood cor~nmercial zoning district is the beat fitting zoning district for the area. The zone allows a wide variety of neighborhood and community serving businesses in this small land area. At the same time it allows the possibility of an upgrade il in fact the intersection and the area' take on a larger community regional scale in the tut'ute. The plan did specify that it would be evaluated and updated ~s public investments in and around the Area were developed. Similarly, to continue to dissect the area around the already small scaled intersection would be in error in lhal it would be an indication that one area of the intersect ion is serving at a different scale than another area. Obviously, this is not the situation. Had the majority of the study area not already been developed, if traffic volumes would have been signif icanlly higher on N.C. 73, and public improvements would have ~lready primed a large area, then a split claasif iceS. ion over & larger land area with different road frontages would make sense. This, bow=var, is not the situation. COMMERCIAL ZONING - THE COLD SPRINGS/N.C. 73 ARE~ In conclus~Ono C~t zoning for the Cold Springs/Highway ?3 intersection area reflects both. the majority opinion and the preferred planning practice. Aa A final note, however, with the ~dvant of special use "SU" district zoning in Cabarrus County, an individual desiring a heavier commercial 'use than Ihat allowed in C-t could present e rezoning request using the special use technique. In so doing, the use can still be compatible and consistent with the smell area plan. Accordingly, even as C-1 becomes the primary zoning district of the area, it still has not completely precluded an individual Irom lalloring a zoning district to tit both his/her needs while blending in and complimenting the residential character of the neighborhood. Res..p~t__p,J,.f..,Udly su~tted0 Sue Q. Russell, AICP Michael Downs, Zoning Admlnlatralor /