HomeMy WebLinkAboutC.054.93011_1264 (2)EXISTING LAND USE: Textile Manufacturing Facility.
SURROUNDING LAND USE: Residential, Agricultural.
WATERSHED REGULATIONS: The subject parcel is located within the WSIV-
Protected Area (South Yadkin).
TRAFFIC: This section of Wilkesboro Highway had an average of 5,200
vehicles per day in 2004; according to the Iredell County Thoroughfare Plan, this
section has a carrying capacity of 12,000 vehicles per day.
ZONING HISTORY: The subject parcel has been zoned RA since countywide
zoning took effect in 1990.
STAFF COMMENTS: B & J Knits has operated at this location since 1989.
They were originally permitted for 16,000 square feet; Countywide zoning took
effect the following year and, hence, the facility became non -conforming at that
time. In 1996, the property received approval for expansion of a non -conforming
use; this enabled the owners to add 10,000 additional square feet onto the
building. Due to economic factors surrounding the textile industry, the owners
have significantly scaled back their operations over the past few years. They wish
to rezone the property to allow for possible sale of the 26,000 square -foot facility
in the future. The surrounding properties are either agricultural or residential in
nature; the nearby intersection of Pisgah Church Road and Bailey Farm Road is
largely residential. Therefore, these properties were not included as future
commercial or industrial on the County's Land Use Plan. Because of this, as well
as the potential for an improper spot -zoning action, staff recommends against this
request. With this recommendation, however, it should be noted that the property
owner retains the option under the Zoning Ordinance to request a Change -in -Kind
of a non -conforming use; this procedure would allow for a different use to occupy
the property upon approval from the Board of Adjustment, provided that the
current use of the property is not discontinued for a period in excess of one year.
PLANNING BOARD ACTION: On July 5, 2006 the Planning Board voted 8-2
to recommend denial of this request and to advise that it is inconsistent with the
Iredell County Land -Use Plan.
Warren said the property was serviced by private utilities, and the structure was a
considerable distance from the Interstate. He said that in today's terms, the area would not be
appropriate for a manufacturing plant.
Commissioner Norman asked the distance between the structure and the highway.
Warren estimated at least 200 feet.
Commissioner Williams said he understood the septic system was in the front of the
building.
Warren said this was correct.
Williams said that with the septic system's location, it would be unlikely for a building to
be placed between the highway and the existing structure.
Warren said this was correct.
Robertson asked what other uses could be on the premises if the manufacturing business
closed, but the zoning remained residential agricultural. He asked how the building could be
used.