Minutes - 19921123 - Laserfiche WebLink

Browse Search

railroad. Most of the remainder of the property is used for storage of manufactured materials prior to shipping. Surrounding land uses include undeveloped property to the north, a 9 acre residential lot to the east, additional Hancor property to the south, and the Orange-Alamance Water System to the west. Except for the I-1 Light Industrial zoning of the balance of the Hancor property, the surrounding area is zoned R-1 (Rural Residential). In 1984, when Cheeks Township was first zoned, 11.6 acres of the Hancor property was zoned E-I (Existing Industrial). The zoning lot corresponded with the land area used by Hancor at that time. In 1987, the site was rezoned form E-I to I-1 (Light Industrial) as part of a comprehensive rezoning of Cheeks Township. The change to I-1 was made because the Commercial/Industrial Transition area in the Land Use Plan was expanded to include the Hancor site and thus the I-1 zoning was consistent with the new Land Use Plan designation. After the property was zoned, Hancor expanded the area used for outdoor storage of finished pipe to include the 4.23 acre area adjacent to Highway 70 which was not zoned for industrial use. This area consists of two lots which were purchased by Hancor in 1979, but were not actually used until after Cheeks Township was zoned. A grading permit was obtained in 1989. However, there was no zoning permit requested or issued. The expansion violated the Zoning Ordinance because the storage was a part of an industrial land use, but occurred on land zoned R-1 (Rural Residential). Hancor, Inc. is now requesting that the 4.23 acres adjacent to Highway 70 be zoned Light Industrial, consistent with the remainder of their property. The rezoning will bring the existing outdoor storage area into compliance with the Zoning Ordinance. The Hancor site is within one of the four target areas being analyzed and reviewed by the Planning Board/Economic Development Work Group. The target area is generally bounded by I-85 on the south, the Southern Railway on the north, Buckhorn Road to the west and the Redman Homes facility to the east. A small portion of the target area extends north of the railroad from Buckhorn Road, and to the property just east of Hancor, Inc. The Planning Board/Economic Development strategies include rezoning of the target areas to allow administrative approval of appropriate commercial and/or industrial development. The proposed rezonings will be presented for public hearing in February, and will include the rezoning of all four target areas, as well as specific performance and design standards. Hancor is proposing to expand its manufacturing operation, and construction is scheduled to begin in early 1993. The applicant preferred to submit a rezoning application independent of the Planning Board/EDC work effort in order to maintain its schedule for development, and not take the risk that development standards will change to the point that the current development plans are not feasible. The rezoning request has been reviewed by Staff and found to comply with the findings necessary for approval of a rezoning request. Property which is zoned I-1 must: 1. be designated as Commercial or Industrial Transition Area in the Land Use Plan, 2. be of a size appropriate to the method of water supply and sewage disposal, and 3. have direct frontage on a collector road or major arterial. All of these criteria are met, and are discussed in more detail in the Findings of Fact recommended by the Planning Staff. QUESTIONS AND/OR COMMENTS FROM THE BOARD OF COMMISSIONERS, PLANNING BOARD AND CITIZENS TED ABERNATHY, Director of Economic Development indicated that this proposal has been endorsed by the Economic Development Commission.