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14 <br /> 1 Industrial zoning of the balance of the Hancor property; the surrounding area <br /> 2 is zoned R-1 (Rural Residential ) . <br /> 3 In 1984 , when Cheeks Township was first zoned, 11 . 6 acres of the- Hancor <br /> 4 property was zoned E-I ( Existing Industrial ) . The zoning lot corresponded <br /> 5 with the land area used by Hancor at that time. In 1987 , the site was <br /> 5 rezoned form E-I to I-1 ( Light Industrial ) as part of a comprehensive <br /> 7 rezoning of Cheeks Township . The change to I-1 was made because the <br /> B Commercial /Industrial Transition area in the Land Use Plan was expanded to <br /> 9 include the Hancor site and thus the I-1 zoning was consistent with the new <br /> J Land Use Plan designation . <br /> 1 After the property was zoned , Hancor expanded the area used for outdoor <br /> 2 storage of finished pipe to include the 4 . 23 acre area adjacent to Highway 70 <br /> 3 which was not zoned for industrial use . This area consists of two lots which <br /> 4 were purchased by Hancor in 1979 , but were not actually used until after <br /> 5 Cheeks Township was zoned . A grading permit was obtained in 1989 . However , <br /> 5 there was no zoning permit requested or issued . The expansion violated the <br /> 7 Zoning Ordinance because the storage was a part of an industrial land use , <br /> B but occurred on land zoned R-1 (Rural Residential ) . <br /> 9 Hancor , Inc. is now requesting that the 4. 23 acres adjacent to Highway <br /> 70 be zoned Light Industrial , consistent with the remainder of their <br /> 1 property. The rezoning will bring the existing outdoor storage area into <br /> 2 compliance with the Zoning Ordinance. <br /> 3 The Hancor site is within one of the four target areas being analyzed <br /> 4 and reviewed by the Planning Board/Economic Development Work Group . The <br /> 5 target area is generally bounded by I-85 on the south, the Southern Railway <br /> 5 on the north , Buckhorn Road to the west and the Redman Homes facility to the <br /> 7 east. A small portion of the target area extends north of the railroad from <br /> B Buckhorn Road , and to the property just east of Hancor, Inc. <br /> 9 The Planning Board/Economic Development strategies include rezoning of <br /> J the target areas to allow administrative approval of appropriate .commercial <br /> 1 and/or industrial development. The proposed rezonings will be presented for <br /> 2 public hearing in February, and will include the1.rezoning of all four target <br /> areas, as well as specific performance and design standards. <br /> Hancor is proposing to expand its manufacturing operation, and <br /> 5 construction is scheduled to begin in early 1993 . The applicant preferred to <br /> submit a rezoning application independent of the Planning Board/EDC work <br /> effort in order to maintain its schedule for development, and not take the <br /> risk that development standards will change to the point that the current <br /> 3 development plans are not feasible . <br /> The rezoning request has been reviewed by Staff and found to comply with <br /> the findings necessary for approval of a rezoning request. <br /> ? Property which is zoned I-1 must: <br /> 3 1 . be designated as Commercial or Industrial Transition Area in the <br /> 4 Land Use Plan , <br /> 5 2 . be of a size appropriate to the method of water supply and sewage <br /> 5 disposal , and <br /> 7 3 . have direct frontage on a collector road or major arterial . <br /> 3 All of these criteria are met, and are discussed in more detail in the <br /> 9 Findings of Fact recommended by the Planning Staff . <br /> QUESTIONS AND/OR COMMENTS FROM THE BOARD OF COMMISSIONERS , PLANNING BOARD AND <br /> 2 CITIZENS <br />