BC 1994 12 19 - Laserfiche WebLink

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281 Mr. Mike Downs, Zoning Administrator, reviewed the "Conner Trucking - History of Zoning Enforcement" relative to the company's current operation which is in violation of the Zoning Ordinance. He stated that to the best of his knowledge the trucking operation began at its current site on Cabarrus Station Road toward the end of the 1980's. The Zoning Office has only recently become aware of it because of complaints. Mr. Allan Brooks, Operations Manager for Conner Trucking, reported the trucking business is an ICC licensed contract common carrier which operates as a truckload carrier with no "less than truckload" freight. There is no loading or unloading on the premises and the trucks transport such goods as grocery products, paper, and furniture. The business currently operates 10 vehicles and basically will be an office with a parking lot for empty trucks. According to Mr. Brooks, there are other businesses in the area, including L & J Boring, Love's Diesel Service, and Flowe Grading. The company has a gross payroll of approximately $350,000.00 and spends thousands of dollars in Cabarrus County, specifically the Midland area, for fuel, supplies, truck repair, etc. Plans are to build a one-bay shop on the site to do minor repairs and to service company trucks during inclement weather. Mr. Brooks stated the company will restrict all Conner trucks to Bethel Avenue Extension, will restrict speed limits to 35 miles per hour on Wallace Road and Bethel Avenue Extension, and is willing to maintain proper working hours with normal hours of operation of 8:00 A.M. to 5:30 P.M. According to Mr. Brooks, the business was established in 1982 when Mr. Conner purchased his first dump truck and operated from his current location. Also, Mr. Brooks addressed Mr. Conner's character and his willingness to assist his neighbors. He asked for approval of the rezoning. Mr. George Long, resident of 124 Highway 27, supported the rezoning request. He reviewed the past work by Mr. Conner, including operation of a grocery store, farming, and the operation of dump trucks and an over the road truck with trailer. According to Mr. Long, Mr. Conner acquired a couple of dump trucks and a long haul truck in 1981 and now operates 10 tractor trailer trucks. Mr. Conner wishes to have five acres of a 15-acre tract rezoned to accommodate his trucking operation at the intersection of Cabarrus Station Road and Bethel Avenue Extension. This is the same location on which the Muddy Creek Fish Camp operated until it closed approximately four years ago. Mr. Long stated the trucks will not use Cabarrus Station Road and in his opinion the sight distance from Wallace Road will not present a problem for trucks entering Highway 601. The existing facility will be used for office space and a shop will be constructed to service trucks in inclement weather. Shrubs and trees will be set out to meet the buffer requirements. Stating that Mr. Conner is a community minded citizen, Mr. Long cited examples of his assistance to Midland residents, including allowing the complainant's husband to park a tractor trailer on the Conner property at no charge for approximately 12 years. Ms. Rose Bohannon, resident of 13062 Cabarrus Station Road, stated she was the complainant regarding the operation of the Conner business at its present location. Her husband is in the trucking business and did bring a truck in on occasion and park on Mr. Conner's property. However, she stated she does not recall this occurring for 12 years. The dump trucks operated by Mr. Conner in the past did not present a problem due to their hours of operation. The number of tractor trailers at the business increased the first of 1994, creating a problem by going in and out at all hours of the night. This practice has since improved. However, Ms. Bohannon cited complaints of noise, including the operation of the refrigeration units and trailer repair work, the smell of diesel fuel, and the emission of smoke. She stated in her opinion the business should be in a business complex, not a residential neighborhood. Mr. Ira Howell, resident of 2410 Wallace Road, supported the rezoning. He stated in his opinion that Bethel Avenue Extension and Wallace Road are adequate to handle the tractor trailer traffic. According to Mr. Howell, Bethel Avenue Extension is an upgraded road and the approach from Wallace Road to Highway 601 is very safe. He pointed out that the Department of Transportation contract carriers had previously hauled loads of stone in excess of 20 tons across the Muddy Greek Bridge. However, signs were put up on Friday reverting the bridge to a weight limit of eight tons. He stated it is impossible to keep Midland a farming community as a person cannot make a living and support a family by farming. To his knowledge, the persons who have complained about the rezoning will not be bothered by trucks going by their houses because the bridges would not permit this truck traffic.