Agenda - 06-04-1990 - Laserfiche WebLink

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11 Staff Comment: Non - residential land uses within both the Rural Buffer and Agricultural Residential zoning Districts are very limited. Commercial use to support residential development services is not permitted within either the Rural Buffer (existing) or Agricultural Residential (proposed) zones. Limited commercial zoning exists and may be expanded in the Blackwood Station and Calvander Rural Neighborhood Activity Nodes. Major commercial centers are located in Hillsborough (about 4 miles to the north) and Chapel Hill (2 -3 miles to the south). C. The proposed amendment will correct the error of the existing zoning by allowing functions other than residential use at a 1 per 2 acre density at this location. Residential use at this proximity to I -40 is not practical and not desirable due mainly to the impact of sound from I -40. Changing the zoning at this area would allow more flexibility in the use of this property. Also, the requested change would establish a descending hierarchy of uses from I -40 to the lower residential densities. This hierarchy will provide an excellent transition from the intensity of I -40. Staff Comment: The Rural Buffer zoning was established to carry out the intent of the Rural Buffer Land Use Plan classification. The designation of the area near I -40 /New Hope Church Road was carefully evaluated during the public hearing process when the Rural Buffer was established. The zoning was deliberate and is not in error (see item a. above). 2. The completion of the I -40 corridor is the major change in the county that necessitates the rezoning. The present zoning fails to recognize the negative impacts of the interstate highway on the adjacent properties. The zoning as it exists does not allow for a reasonable, acceptable usage of the these negatively impacted properties. This proposed change in zoning would not only give more reasonable alternatives to the impacted properties but also would establish a desirable transition between I -40 and the surrounding community. This change would not result in additional negative impacts on public health, .safety and general welfare and would result in an improvement on the present conditions. Staff Comment: Impacts of I -40 on adjoining properties was addressed in the Final Environmental Impact Statement and in the Design Noise Study prepared by the State of North Carolina after the final route of I -40 was selected. The Design Noise Study provided a more in -depth analysis of how noise generated by traffic on I -40 would affect nearby property. The information in the study was "provided to assist local authorities in exercising land use control over the undeveloped land adjacent to the project under local jurisdiction to prevent future development of incompatible activities 2