Agenda - 02-22-1999 - d1b - Laserfiche WebLink

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201 Statement of Justification TM 6.308..9 + 10 PIN 9748 -59 -4995, 9749 -50 -8084 1) The subject-property is-in the. White.Cross_activity node__ The Zoning-Ordinance allows for the NC 2 Zoning in the White Cross node. Although normally 9 acres would-be_ allowed, in the- past the_populatiunamund_themode has. been. considered low and distributed more widely than in the Transition areas. Therefore, the total acres of NC2_inthe_node washeldta 5_ The_ . ment taincludethe septic- ateaip the commercial area has reduced the usable acreage even further. 2) The populati.onofRing am ownship.isnaw over UQ0..residents_and has gmwn an average of about 3% annually since the inception of the 5 acre maximum. Traffic on both Hwy_ 54 and Old Greensboro Rd have, increased significantly due too -,the fact that residents of the area must drive on average 20 miles (10 each way) to get to the "comer" store to buy a gallon of milk_ Each of these trips will be reduced bX at.least 12 miles per trip for every need provided locally. Modern trends of telecommuting further support this and indicate that there will be less strain on transportation arteries if the required services are available locally. The positive environmental benefit of less miles traveled is obvious. 3) Recent public hearings and discussions of the White Cross Small Area Plan support and even significantly expand the future commercial area and function of the node. All public hearings on- the plan- have indicated a need for additional commercial services in the White Cross node. However, work has been suspended on the Small Area Plan due to a shortage of planning staff This request would start to meet the needs of the area until the Small Area plan can be studied further. 4) The site has direct access to Hwy. 54 and engineering reports indicate the ability to treat up to 8000 gal per day of septic waste on site. 5) The site is bordered by commercial operations on both sides. Piedmont Feeds to the west and Sturdivant Tires on the east, and is therefore in the middle of the current commercial activity. The 75 ft setbacks between residential and commercial use is currently not observed on either side. 6) Public hearings, density, and growth of Bingham Township, and the demand for additional services clearly supports the White Cross node be defined as a "Normal" "Rural Community Activity Node" as outlined by section 4.2.9 b)1&4; and therefore this request for rezoning should be granted.