Iredell County PLANNING & DEVELOPMENT PLANNING STAFF REPORT REZONING CASE # 1811-2 STAFF PROJECT CONTACT: Leslie Meadows EXPLANATION OF THE REQUEST This is a request to rezone approximately 1.8 acres located at 2118 Charlotte Highway from Neighborhood Business (NB) to Highway Business (HB). This is a straight rezoning, per the submitted application, which will result in repurposing an existing abandoned commercial building. OWNER/APPLICANT OWNER: Mickey & Larry Laney APPLICANT: James & Victoria Hubschmitt PROPERTY INFORMATION LOCATION: 2118 Charlotte Hwy; more specifically identified as PIN 4658547950.000. DIRECTIONS: South on US-21 from I-77; Property is on the right just past the Lake Norman Humane Society. SURROUNDING LAND USE: There is a mix of commercial and residential properties surrounding this site, in all directions. The Town of Mooresville s planning jurisdiction is to the east and south. Directly to the north, is the Humane Society, and Hoke Lumber Company is under construction to the northeast. SIZE: The acreage to be rezoned is approximately 1.8 acres. EXISTING LAND USE: Existing abandoned commercial building, once a seafood restaurant. ZONING HISTORY: The property has been zoned NB since county-wide zoning in 1990.
OTHER JURISDICTIONAL INFORMATION: This property is located within Mooresville s longrange Urban Service Area (USA) boundary. The Town of Mooresville has not commented on this case, but has expressed past concern about additional commercial uses along this section of US 21, and the fear that the road infrastructure may be lacking to support additional traffic. OTHER SITE CHARACTERISTICS: The property is located within the regulated WS-IV_PA Catawba/Lake Norman Watershed Protected Area, and will have limited built-upon area for new development; 24% with curb and gutter, 36% without curb and gutter. but is not in a flood hazard zone. IMPACTS ON LOCAL INFRASTRUCTURE AND/OR FACILITES TRAFFIC: The closest traffic count to the north, near the V-intersection with NC 115, had a traffic count of 11,000 vehicles per day in 2015. The capacity for this section of Charlotte Highway is approximately 13,800 vehicles per day. SCHOOLS: This is a commercial rezoning and should have no implications on local schools. EMERGENCY SERVICES: This proposal has been reviewed by the Iredell County Fire Marshal s Office and Iredell County EMS. Neither office addressed any concerns regarding the request. UTILITIES: This site is currently served by well and septic. REQUIRED REVIEWS BY OTHER AGENCIES LOCAL: The applicant must provide a site plan to the Planning Division for review to develop the property. Zoning requirements such as parking, landscaping, and buffering will be reviewed at such time. Erosion & sedimentation control standards will also be reviewed for compliance. STATE: Other than building code, there should be no formal state agency review at this time. FEDERAL: None at this time. STAFF AND BOARD COMMENTS STAFF COMMENTS: The 2030 Horizon Plan calls for this area to be Corridor Commercial, which includes existing commercial, office, and/or retail uses that exist along major thoroughfares and highways or areas that will include commercial development in the future. These areas are both within and outside the Iredell County Urban Service Areas. According to the plan, uses within this area generally should include retail, restaurants, entertainment centers, automobile services, personal services, other commercial uses, and office developments.
The Planning staff can support the proposed rezoning request based on the following: The 2030 Horizon Plan calls for this area to be Corridor Commercial, which allows for commercial development along this section of Charlotte Highway. The site is near other existing highway business commercial uses, and staff supports the repurposing of vacated and/or abandoned commercial structures. SITE REVIEW COMMITTEE: Raymond Burnette visited the site with staff on October 17, 2018. ACTION NEEDED: TO APPROVE: TO DENY: Motion to recommend in favor of the zoning map amendment, and to make a finding that the approval is consistent with the adopted 2030 Horizon Plan and that said approval is reasonable and in the public interest and furthers the goals of the 2030 Horizon Plan because it is contained within a commercial corridor, it is adjacent to commercially zoned property, and will result in repurposing an existing abandoned sturcture. Motion to recommend denial of the zoning map amendment and to make a finding that though the denial is inconsistent with the adopted 2030 Horizon Plan, said denial is reasonable and in the public interest and furthers the goals of the 2030 Horizon Plan because. Attachments: Rezoning Application Zoning Map Future Land Use Map Aerial View Map