HomeMy WebLinkAboutC.054.93011_1450REOUESTED ACTION: Rezone subject parcels from RA, Residential
Agricultural to HB -CUD, Highway Business Conditional Use and amend the
Iredell Land Use Plan.
• Uses limited to office and retail uses along frontage and mini -warehouses
to rear of property.
• Office and retail limited to 3,300 square feet.
• Mini -warehouses limited to 70,000 square feet.
■ Site specific plan
PROPOSED USE: Offices/retail and mini -warehouses.
SIZE: 6.02 acres.
EXISTING LAND USE: Residential.
SURROUNDING LAND USE: Residential uses abut this site to the south and
east, and a mixture of small commercial retail and residential uses to the north
and across US 21 to the west.
WATERSHED REGULATIONS: The subject parcel is located within the WSIV
Protected Area.
TRAFFIC: This section Charlotte Highway had an average of 11,000 vehicles
per day in 2005.
ZONING HISTORY: The subject parcels were zoned RA when countywide
zoning took effect in 1990. A commercial node was identified in the Iredell
County Land Use Plan that centers approximately on the intersection of Cornelius
Road and Charlotte Highway. Two existing areas of Neighborhood Business
zoning were applied when county -wide zoning occurred in 1990. One such area
lies directly across from the applicant's property but falls outside the designated
commercial node. The other such NB district follows the western side of
Charlotte Highway just south of Cornelius Road to approximately Glory Road
where a significant GB -CUD zoning was approved in Feb. of 2001 to
accommodate the expansion of an existing business already established on that
site. Other recent rezonings have occurred on the east side of Charlotte Highway
at the intersection of either Laura Road or Cornelius Road for NB or HB -CUD,
but all requests were within the designated commercial node as shown on the land
use plan.
STAFF COMMENTS: The Iredell County Land Use Plan identifies this area as
suitable for residential uses; however, this site is adjacent to a commercial node
identified in the land use plan. The Iredell County Land Use Plan will need to be
amended for this proposed rezoning. The applicant has chosen the HB -CUD
classification and to restrict the uses to those shown on the submitted concept
plan. Applicant has also decided to limit the square footage of both the proposed
office/retail building and the mini -warehouses. The depth of this property will
result in the proposed uses intruding into a small but established neighborhood
that otherwise would not be negatively affected by neighborhood commercial uses
along Charlotte Highway. The Cornelius Road and Charlotte Highway
intersection has traditionally served as a small scale and locally oriented business
mixture with an exception being the long established Overcash Electric property.
Although the applicant has revised the concept plan to avoid the Duke Energy
right-of-way across the rear portion of the property and to address concerns of
some adjacent property owners regarding run-off and aesthetics. Staff is still
recommending Agknst this request since it is not consistent with the Iredell
County Land Use Plan and concern that the scale of this project is out of character
for the area and will negatively impact adjacent residential uses, especially those
dwellings on adjacent properties to the north and east.