HomeMy WebLinkAboutC.054.93011_1124LOCATION: 417 Garden Valley Road in Cool Springs community, more
specifically identified as PIN#4787-94-2136. Directions: East from Statesville
on Mocksville Highway, tum left onto Cool Spring Road, bear right onto
Garden Valley Road. Property on left at comer of Loggerhead Road.
REQUESTED ACTION: Expansion of a Non -Conforming Use.
PROPOSED USE: Rendering facility.
SIZE: 9.4 acres.
EXISTING LAND USE: Meat Products Processing Facility (pet food).
SURROUNDING LAND USE: Vacant, Agricultural. There is a non -owner
petitioned R-20 area that begins approximately 1,000 feet south of the subject
parcel along Garden Valley Road. This rezoning occurred in 1994 with the
intent of the property owners to limit opportunities for mobile home
development. The case involved 2,000 acres of land with all 76 (100%)
property owners signing the petition.
WATERSHED REGULATIONS: This property is located within the
Watershed IV -Protected Area.
TRAFFIC: In 2004, Garden Valley Road had an average of 220 vehicles per
day -
ZONING HISTORY: This property has been zoned RA since Countywide
zoning took effect in 1990.
STAFF COMMENTS: The Iredell County Zoning Ordinance allows non-
conforming uses to expand based upon the applicant's meeting several criteria:
a. The enlargement will not cause substantial harm to the adjoining
property owners.
b. The enlargement will not result in traffic increases beyond the
capacity of the roads serving said use.
c. The enlargement will not result in emission of smoke, fumes, noise,
odor, or dust which will be detrimental to the character of the
district or to the health, safety, or general welfare of the
community.
d. The enlargement will maintain all minimum setbacks and buffer
requirements of the use district in which said use would be
permitted.
Background. The applicant seeks permission to add a rendering facility to their
existing meat -processing operation which has been in business since 1979 at this
location. LeaWay Company picks up deceased cattle from area farms and provides a
means for sanitary disposal; the existing plant processes useable materials into pet food
products but it must ship out the unusable parts to outside renderers. Industry and
regulatory changes over the operation of rendering plants have led some rendering
operations to downsize or even shut down. LeaWay is requesting this expansion due to
its need to continue providing services to the local agricultural community which would
otherwise have limited, if any, opportunities for legal and sanitary disposal. Applicant
has also submitted a letter -of -support to this effect from the County Agricultural
Extension; in follow-up to this, staff has consulted with both the Extension and the
Health Department. Neither entity reports any historical complaints against the
company. The Extension again stressed their support for the project, stating that it
would provide a valuable and needed service to the agricultural community.
Request: The applicant seeks to add a 6,720 square -foot facility onto their
existing operation of 9,223 square feet. This will be a 112'x60' building attached to the
west side of the existing building. The applicant has submitted a preliminary site plan
and their proposal meets County setback requirements. LeaWay currently has a monthly
average of just over 2 million pounds of material going through their facility. Of this
total, approximately 66,000 — 70,000 lbs. (3%) constitute unuseable cattle ruminants
that are currently being shipped to outside renderers for processing.