HomeMy WebLinkAboutC.054.93011_1083TRAFFIC: According to NCDOT traffic counts, this stretch of Brawley School
Road had an average of 12,000 vehicles per day. According to the 1993
Thoroughfare Plan, this road has an approximate carrying capacity of 9,000
vehicles per day.
ZONING HISTORY: The existing NB -portion of the subject property has been
zoned as such since the early 1980s while the RA portion has been zoned since
countywide zoning took effect in 1990.
STAFF COMMENTS: Most of this property has been zoned NB since the early
1980's; the subject portion was added to the fire department's property in 1989.
The area requested is thus an attempt to bring the remaining portion of the parcel
into zoning conformity with the original NB designation. The Brawley School
Road Small Area Plan was adopted in 2002 and shows the subject property as
future residential; however, in present times the fire department has expanded,
plans to move to a new facility south of the existing station, and thus desires to
sell the subject parcel. It would appear unlikely that this property today would
offer a highest and best use as residential. Future land use patterns indicate the
suitability of this general area for commercial usage; in this particular case with
the property fully fronting Brawley School Road and the station having existed
there for marry years, staff feels the parcel should be included in the Commercial
area of the Land -Use Plan. Additionally, the RA portion is small enough (80'
wide by 206' long) where it would not allow for further subdivision and
construction of a residential dwelling, so refusing a rezoning based on the current
Land Use Plan may not realistically accomplish anything positive for the
community or the property owner. For these reasons and to apply the existing
NB zoning uniformly on the property, staff recommends in favor of the request.
Statement of Land -Use Plan Consistency: With the amendment to the Land -Use
Plan, this aligns the subject property with likely future land -use patterns and the
parcel's highest and best use given its location, existing structures, and partial -
NB zoning classification.
PLANNING BOARD ACTION: On February 1, 2006 the Planning Board took
the following actions on this case:
• Voted in favor (9-1) to recommend amending the Brawley Peninsula
Small -Area Plan to include the entire parcel in a commercial node based
on the Statement of Land -Use Plan Consistency as presented above.
• Voted in favor (9-1) to recommend amending the RPO district to include
the entire parcel based on the Statement of Land -Use Plan Consistency
as presented above.
• Voted in favor (6-4) to recommend approval of the rezoning as
requested, based on the Statement of Land -Use Plan Consistency as
presented above.
sssss
Johnson asked if the recommendation was based upon the fact that staff felt the
property had every appearance in the future to develop into commercial as the
commercial node extended out onto Brawley School Road. He mentioned also the
staff's argument that by placing it in the Roadway Protection Overlay District (RPO), the
development standards could be raised for property as opposed to not placing it in the
RPO.
Warren said there was a significant advantage in taking opportunity at this time to
place the entire parcel into the RPO.
Johnson asked if this was primarily the basis for the staffs recommendation, and
subsequently, the planning board's decision.
Warren stated that in the absence of conditions from the applicant, it was a big
advantage for the case.
Ross Adams, residing at 1228 Brawley School Road, said he owned two homes
near the property, one of which was a rental home, and the other his personal residence.
He said he was the single most property owner affected by the rezoning. Adams said his