HomeMy WebLinkAboutAgenda - 01-04-1993 - III-E 1
O R A N G E C O U N T Y
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: January 4, 1993
Action Agenda
Item # Irt-E
SUBJECT: HANCOR, INC. REZONING
DEPARTMENT: PLANNING PUBLIC HEARING Yes x No
ATTACHMENT(S) : INFORMATION CONTACT: Mary Willis
Extension 2583
Application
Location Map TELEPHONE NUMBERS:
Staff Memorandum Hillsborough - 732-8181
Findings of Fact Durham - 688-7331
11/23/92 Draft Public Hearing Mebane - , 227-2031
Minutes Chapel Hill - 967-9251
12/21/92 Draft Planning Board
Minutes
PURPOSE: To consider a proposed zoning atlas amendment.
BACKGROUND: Hancor is a plastic pipe manufacturing facility located on
the south side of Highway 70 between Efland and Mebane.
The Hancor property contains 15.9 acres, extending from
Highway 70 to the Southern Railroad at a depth of about
1100 .feet. The existing structures, which include a 9000
square foot manufacturing building and several metal
buildings, all are located on the southernmost 150 ' of the
property, adjacent to the 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 from 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.
2
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.
/- --9 3
3
All of these criteria are met, and are discussed in more
detail in the attached Findings of Fact recommended by the
Planning Staff.
The proposed rezoning was presented for public hearing on
November 23 , 1992 . The Economic Development Director
spoke in favor of the proposal. There were no other
comments.
The Planning Board considered the proposed rezoning on
December 21, 1992 and recommended approval.
RECOMMENDATION: The Administration recommends approval of the proposed
rezoning.
/ i �Oi
:YONYYENt S 0.5Z0'3E'C K.IE' — — / / '
EROY Y.TNYAncu Raur ——— h / , /�,/ __,_, 4
BENCH Y.RR (E,'V 721AS __....-•--'— / ,,,.../ Ji j' = !—1_
�. / \
I nTr VIS / i' �' \ , III \ \ v.
1 Il• it \
� \\ / I / / /'ii I 1 t
\ -/' / /' \ 1 \ .,1\1.,,1 \ ‘k;'I
2° `\ I\ % / I \ \ \ \ 111\ ' \
8RQC1G 6 \7 \\` \ \I\u. 11 \I li r
i
r
a 1`, \\ \I _ �zo _ 11 ■\ 1 1 1 I `.,.1'
■ �'., 1■ / I 1 1
>,, I ,\ 1\ 1 1 \ \ \ .
\ I \h\ 1 // i i 11 \
\ / \ \\ 1t' , \ / I
sd0" Y i \ t'
•� \\\'' t / ,•-•,„
I \ \ ■
\
• ° 1 \ _ \
\ \�� i \; \ \ 63.34'•• `
-` t l �1\� \ \ ` w i \\ \\ \\.... ,.,.,. . ,,\,,;„ \\1 - — 1 1 1 L,„0 n
N it
\ \ \.. \\ \\ ,.\\ \ I`
\ \ 5..s;\\ \I I 1
\\`1' l+�\', N\ \ \\t'f \N ) 'i'-- l -- 1
\\ \1 \ \ �` F\ `� — / \ —
\ \ \ tid\ 1
I\ \ ,t
F --- AREA EN 1
N.
NN N
■
1� 1\ \ \\\ \I E \ \\ �\ I I
\\�\\5\` \ \ \ ` °4 _----- \•1,\\\a..\1 \ \\N_ \ .m.;'-., .\ N 'I
\'\\\ \1 ��\ \ \ `\ n�� -----------------\ \ \I \ 1
1\�'$1111\\\\fit l \\ /ice \ csN�lg \ 1\ :.x "°" 1�Q \ \' 1
/\\\ N //// ' .� r\\`�\ °e,� '—� \ \\\\ \ a„...m:o.«�
STORM Z IICn:E: S 70✓ 1111'\`,' '' y s15 / ) R,°...v \� \\�\ --\ 1\\\\nom �/
ENa:0eca a \•\`N\ K. I ain�1 • —.—.—.—._— ,\ \\\\ \
3a,0 N 7T371S'x \ 1\\
' \\\•\ I ,I / O \�• CONC BLOCK• 4 ------------------ X18 — -- --'— , \_ \\ ..''.;
."`
S.
_q
705— t
"t --- N 7.30'+5"W
� Wn —
.ny
_
— ,.•• . 311 RRWfit1Y UNE-CENTER LINE RARAOAD TRACKS
0.79 AC.1 IN RR R/W
(NOT INCLUDED IN TITLE) `r-t;--- — -
, \ ; Ar )-'7', ' i
f II 11 m
' IC)NI .■ ° ,
, _ii ..WO_ QZZ�y 0. N
--t
1 i
..,---f:b/t:
N 1
rn ii o v.N
II y, .I 'c�j I
moo. 4.J
o . . -13 , . . li w Si
0 CD 0 1::) AD• 0 1 / ''A'••" 0 c 0 0 c 11 is c). IL° 4,o eq `-'2-1 e
I .
cot o �G �1 N; (,N rt. CO I CD mN 11 r n ct) ,� ti
•
0 a W d S ' ! �i
0) N 2 1-,. 1' I L 0
f �( N
N N v) A- N 0 0 t 0 O :71 I I a E`�'C>)
1�
W
ro p En 0 ND 0 O N• •P 1
t> ' 0) CD (D n
co
Of S n) N ct
TO;• ,1 m• :A N D
o m m C U• N I c ' .. -- Q
I I N
O D co + _ �+(D o U+ )
O n I�. O N Oa Nod A x.I `° �I v� w �' � 1
1 • .., ii. El
x.
Jlril ___E2—a.--- -::::::::: ::::::::::::::::::.1 c .
w 1
�1 4
2� } .`r:.)4 A D CD — — -
(T/ 9 y)EASEMEa
•5.. 1 // U)
�'� ra, / /. 01 A i =—�i D r l / to
i. •
n _ SLAUGLaE&.. RD._
CD
I/ 'r.n°) / :--. ---. ,.—//
I�.� b 11 t ',/ I/
i-'.
l • n., . od -----CcDpo I
/ ' , : ' 4
.�0 IQn _,.. 4___.`61 ,ot
I .X261 N v W ■■-• I
•
6
ORANGE COUNTY PLANNING DEPARTMENT
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278 r,
,,,,,,
(._
- 7.7-,-,
MEMORANDUM
TO: ORANGE COUNTY PLANNING BOARD
FROM: ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT
DATE: OCTOBER 29, 1992
SUBJECT: Z-4-92 RANCOR, INC.
APPLICATION FOR REZONING
GENERAL INFORMATION
Applicant: Hancor, Inc.
do Matt Ankrom
401 Olive Street
Findlay, OH 45840
Location: South side of Highway 70, about 1200 feet east of Frazier Road.
Lot size: 4.23 acres to be rezoned from R-1 (Rural Residential) to I-1 (Light
Industrial)
Existing Land Use: Outdoor storage associated with manufacturing of drainage
products.
Surrounding Land Use:
North - undeveloped lot (19.7 acres) zoned R-1
East - residential lot (9 acres) zoned R-1
South - undeveloped property zoned R-1
West - outdoor storage by Chandler Concrete and Orange-Alamance Water
System zoned R-1
'MEMORANDUM
Z-4-92 Hancor, Inc.
October 29, 1992
Page 2
Land Use Plan Designation: The site is located within a Commercial/Industrial
Activity Node.
Zoning: The property is presently zoned R-1 (Rural Residential).
The intent of the Light Industrial-I (I-1) District is provided in Article 4.2.21 of the Zoning
Ordinance.
a) Intent
The purpose of the Light Industrial-I (I-1) District is to provide appropriately
located and sized sites for limited industrial uses engaged in manufacturing,
processing, creating and assembling of goods, merchandise or equipment.
Performance standards will be used to insure the absence of adverse impacts
beyond the immediate space occupied by the building.
b) Application Criteria
This district will usually be applied where the following conditions exist:
1. Site is located within areas designated by the adopted Comprehensive
Plan as either an Industrial Transition Activity Node or a Rural
Industrial Activity Node.
2. Lot size for individual uses shall be appropriate to the method of water
supply and sewage disposal.
3. Access would consist of direct vehicular access to streets designated
either arterial or collector by the adopted Comprehensive Plan. Access
• to rail service is desirable but not required.
The following is a list of permitted uses in I-1:
Accessory Uses
Ml Manufacturing & Processing Operations Where No Adverse Impacts Occur Beyond
the Immediate Space Occupied by the Building •
P2 Botanical Gardens & Arboretums
P4 Bus Passenger Shelter
P5 Bus Terminals & Garages
P7 Church
P10 Governmental Protective Services (Police & Fire Stations) Rescue Squads, Volunteer
Fire Departments
P14 Public & Non-Profit Parks
P24 Governmental Facilities & Office Buildings
MEMORANDUM 8
Z-4-92 Hancor, Inc.
October 29, 1992
Page 3
P25 Water and Sanitary Sewer Pumping Stations
S18 Commercial Feeder Operation
S23 Motor Freight Terminals
S25 Motor Vehicle Sales Rental (New & Used)
S28 Offices and Personal Services That Attract Few Customers or Clients on Premises
Other Than Employees, Generate Low Traffic Volumes, Have No Adverse Impacts
Beyond the Space Occupied by the Building
S29 Offices and Personal Services that Generate Medium Traffic Volumes and have no
Adverse Impacts Beyond the Lot Boundaries
S31 Petroleum Products: Storage and Distribution
S33 Printing & Lithography
S35 Recreational Facilities (Profit/Non-Profit): Golf Club & Golf Club Countryclub
S36 Recreational Facilities (Profit)
S38 Research Facility
S50 Storage of Goods, Outdoor
S51 Storage of Warehousing: Inside Building
S51a Studio (Art)
S53 Wholesale Sales
S55 Assembly and Packaging Operations Including Mail Order Houses, but Excluding On-
Premises Retail Outlets
S56 Crematoria
S57 Golf Driving and Practice Ranges
The following uses are allowed with a Class A Special Use Permit:
P1 Airport, General Aviation, Heliports, S.T.O.L.
P9 Extraction of Earth Products
P11 Land Fills (2 acres or more)
P16 Public Utility Stations and Sub-stations, Switching Stations, Telephone Exchanges,
Water and Sewage Treatment Plants
S19 Junkyards
The following uses are allowed with a Class B Special Use Permit:
P12 Land Fills (Less than 2 acres).
P17 Radio & Television Transmitting & Receiving Towers & Elevated Water Storage
Tanks
P22 Transmission Lines
S34 Recreational Facilities (Non-Profit)
J
FINDINGS OF THE ORANGE COUNTY PLANNING DEPARTMENT
PERTAINING TO
APPLICATION: Z-4-92 HANCOR, INC.
BASED ON THE APPLICATION MATERIAL SUBMITTED, THE PLANNING BOARD
RECOMMENDS THAT THERE IS EVIDENCE TO SUPPORT THE FOLLOWING FINDINGS:
ARTICLE 20-SPECIFIC STANDARDS FOR EVALUATION/REZONING
ARTICLE 20-SPECIFIC STANDARDS FOR EVALUATION/REZONING ("Yes" indicates compliance; "No" indicates
Non-compliance)
PLANNING BOARD OF
BOARD EVIDENCE SUBMITTED COMMISSIONERS
FINDINGS TO SUPPORT FINDINGS FINDINGS
Ordinance Requirements
The application must comply
with all requirements specified
in Article 20-Amendments.
Those requirements include:
20.3.2 a) Map showing affected _x_Yes No Property survey submitted Yes No
property at scale of not less with application, at scale
than 1"=100' nor more than 1"=20'. of 1"=100'.
20.3.2 b) Legal description of _x_Yes No Legal description submitted Yes No
property. with application.
20.3.2 c) Explanation of alleged _N/A_Yes No The application states that Yes No
error, if any, to be corrected the failure to zone the
by proposed amendment property for industrial use
when Cheeks Township was
first zoned was an error.
Hancor owned the property at
that time, but had not made
use of the portion adjacent to
Hwy. 70. Industrial zoning was
applied only to the portion that
was in industrial use. The
Planning Staff does not believe
that there is an issue of error
since it was the practice to
apply Existing Commercial and
Existing Industrial designations
within the general limits of the
existing use. At that time, the
two lots in question were entirely
wooded, with no indication of
imminent use. In fact, expansion
onto the lots did not occur until
1989.
20.3.2 d) Changed conditions, N/A Yes No No changed conditions are Yes No
if any, which make amendment alleged.
reasonably necessary to promote
public health, safety and
general welfare.
10
ARTICLE 20-SPECIFIC STANDARDS FOR EVALUATION/REZONING (Continued)
PLANNING BOARD OF
BOARD EVIDENCE SUBMITTED COMMISSIONERS
FINDINGS TO SUPPORT FINDINGS FINDINGS
Ordinance Requirements
20.3.2 e) Manner in which proposed _x_Yes No The I-1 Light Industrial Yes No
amendment will carry out purpose zoning district is permitted
and intent of adopted Comprehensive in the Industrial Transition
Plan. Activity Node.
20.3.2 f) A traffic impact study _xYes No The property fronts on a Yes No
as required by Article 13. major arterial. Extension
of the existing I-1 zoning
lot will not increase the
amount of traffic generated.
A traffic impact study is
not required.
20.3.2 g) All other circumstances, _x_Yes No The property is located Yes No
factors and reasons which the within one of the four
applicant offers in support of the target areas being studied
proposed Zoning Atlas and/or Zoning by the Planning Board/
Ordinance text amendment. Economic Development
Commission Work Group.
pgi i- v-
-`-'ll
ARTICLE 4- DISTRICT STATEMENTS OF INTENT AND APPLICATION CRITERIA
("Yes" indicates compliance; "No" indicates Non-compliance)
PLANNING BOARD OF
BOARD EVIDENCE SUBMITTED COMMISSIONERS
FINDINGS TO SUPPORT FINDINGS FINDINGS
Ordinance Requirements
Article 4.2 identifies the
criteria which will normally be
used to determine the application
of a zoning district designation.
The applicant has applied for a
Light Industrial-I (I-1)
designation. The criteria for
this district are set forth in
Article 4.2.21 as follows:
(a) Site is located within areas _x_Yes No The property is located Yes No
designated in the adopted within an Industrial
Comprehensive Plan as either an Transition Activity Node.
Industrial Transition Activity
Node or a Rural Industrial
Activity Node.
(b) Lot size for individual _x_Yes No The property is served by the Yes No
uses shall be appropriate to the Orange-Alamance Water System.
method of water supply and sewage Hancor is proposing to extend
disposal. the public sewer from the
Mebane or Efland system. There
is no minimum size limit needed
for lots served by public water
and sewer.
(c) Access would consist of direct. _x_Yes No The Hancor property fronts Yes No
vehicular access to streets directly on Highway 70,which
designated either arterial or is designated as an arterial
collector by the adopted on the Comprehensive Plan.
Comprehensive Plan. Access to There is also direct access
rail service is desirable but to rail service, which is
not required. utilized for the delivery of
materials to the site.
ORANGE COUNTY PLANNING DEPARTMENT 12
306F REVERE ROAD
HILLSBOROUGH, NORTH CAROLINA 27278
4 N
,�j
CERTIFICATE OF MAILING
ZONING ATLAS AMENDMENTS
ORANGE COUNTY, NORTH CAROLINA
I, Mary Willis, Zoning Officer, Orange County, North Carolina, DO
HEREBY CERTIFY that on or about November 6, 1992, I mailed, by
certified mail, postage prepaid, a Notice of the Public Hearing
to be held on the request for rezoning in Cheeks Township of 4.23
acres from R-1 (Rural Residential) to I-i (Light Industrial) , to
each property owner as required by Article 20 Section 20.6. 3 of
the Orange County Zoning Ordinance.
The notice mailed specified the date, time, place and subject of
the Public Hearing on the zoning classification change.
WITNESS my hand, this the 6th day of November, 1992 .
x.\
Y WILLIS
ONING OFFICER
PA-F $4793
13
Excerpt from minutes of 11/23/92 Public Hearing
1 Comprehensive Plan . The proposal would add language to include a new plan
2 category entitled "Open Space Development Area" .
3 The Land Use Element of the Comprehensive Plan was adopted in 1981 as
1- the Orange County Land Use Plan . In 1989 , the Board of Commissioners
recognized the County' s planning policy documents under the guise of a
Comprehensive Plan , and the Land Use Plan became the Land Use Element.
7 The Land Use Element is a policy document which guides decision-making
3 on land use related issues . As such , the Element contains a number of land
3 use categories which reflect these goals and policies , and correspond to
3 zoning districts containing development standards . There are currently 19
1 land use categories .
The proposed "Open Space Development Area" category would address
3 innovative open space development styles and their evaluation/application
4 under the existing County plan . The amendment is also designed to address
5 concerns regarding the consistency between the Hillsborough-Orange County
5 Cooperative Planning Agreement and the Comprehensive Plan .
7
3 QUESTIONS AND/OR COMMENTS FROM THE BOARD OF COMMISSIONERS AND PLANNING BOARD
3
3 COMMISSIONER GORDON asked if this proposed amendment will go to
1 Hillsborough for their review? Marvin Collins indicated that would not be a
2 normal part of this procedure but it could be given to them for review.
3 Commissioner Gordon asked that they have an opportunity to review it. She
4 also suggested that the RCSC review the citizen comments and separate the
5 strategies into rural and urban.
5
7 COMMISSIONER INSKO asked that the Planning Board take citizen comments
3 into consideration in their recommendation.
3
3 QUESTIONS AND COMMENTS FROM CITIZENS :
None
3 A motion was made by Commissioner Willhoit, seconded •by Commissioner
Halkiotis, to adjourn the public hearing until 7 : 30 on January 4, 1993 at the
5 County Courthouse , Hillsborough , N . C . , to receive the Planning Board ' s
S recommendation.
7 VOTE: UNANIMOUS
3
3 1113. ZONING ATLAS AMENDMENTS
a. Z-4-92 Hancor , Incorporated
This item was presented by Mary Willis to consider a proposed
• zoning atlas amendment. Hancor is a plastic pipe manufacturing facility
3 located on the south side of Highway 70 between Eflartd and Mebane . The
4 Hancor property contains 15 . 9 acres , extending from Highway 70 to the
Southern Railroad at a depth of about 1100 feet. The existing structures ,
3 which include a 9000 square foot manufacturing building and several metal
buildings , are all located on the southernmost 150 ' of the property , adjacent
• to the 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
14
1 Industrial zoning of the balance of the Hancor property; the surrounding area
2 is zoned R-1 (Rural Residential ) .
3 In 1984 , when Cheeks Township was first zoned, 11 . 6 acres of the- Hancor
4 property was zoned E-I ( Existing Industrial ) . The zoning lot corresponded
5 with the land area used by Hancor at that time. In 1987 , the site was
5 rezoned form E-I to I-1 ( Light Industrial ) as part of a comprehensive
7 rezoning of Cheeks Township . The change to I-1 was made because the
B Commercial /Industrial Transition area in the Land Use Plan was expanded to
9 include the Hancor site and thus the I-1 zoning was consistent with the new
J Land Use Plan designation .
1 After the property was zoned , Hancor expanded the area used for outdoor
2 storage of finished pipe to include the 4 . 23 acre area adjacent to Highway 70
3 which was not zoned for industrial use . This area consists of two lots which
4 were purchased by Hancor in 1979 , but were not actually used until after
5 Cheeks Township was zoned . A grading permit was obtained in 1989 . However ,
5 there was no zoning permit requested or issued . The expansion violated the
7 Zoning Ordinance because the storage was a part of an industrial land use ,
B but occurred on land zoned R-1 (Rural Residential ) .
9 Hancor , Inc. is now requesting that the 4. 23 acres adjacent to Highway
70 be zoned Light Industrial , consistent with the remainder of their
1 property. The rezoning will bring the existing outdoor storage area into
2 compliance with the Zoning Ordinance.
3 The Hancor site is within one of the four target areas being analyzed
4 and reviewed by the Planning Board/Economic Development Work Group . The
5 target area is generally bounded by I-85 on the south, the Southern Railway
5 on the north , Buckhorn Road to the west and the Redman Homes facility to the
7 east. A small portion of the target area extends north of the railroad from
B Buckhorn Road , and to the property just east of Hancor, Inc.
9 The Planning Board/Economic Development strategies include rezoning of
J the target areas to allow administrative approval of appropriate .commercial
1 and/or industrial development. The proposed rezonings will be presented for
2 public hearing in February, and will include the1.rezoning of all four target
areas, as well as specific performance and design standards.
Hancor is proposing to expand its manufacturing operation, and
5 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
3 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:
3 1 . be designated as Commercial or Industrial Transition Area in the
4 Land Use Plan ,
5 2 . be of a size appropriate to the method of water supply and sewage
5 disposal , and
7 3 . have direct frontage on a collector road or major arterial .
3 All of these criteria are met, and are discussed in more detail in the
9 Findings of Fact recommended by the Planning Staff .
QUESTIONS AND/OR COMMENTS FROM THE BOARD OF COMMISSIONERS , PLANNING BOARD AND
2 CITIZENS
i- 9 _q 3
1 TED ABERNATHY, Director of Economic Development" indicated that this
2 proposal has been endorsed by the Economic Development Commission.
J
4 A motion was made by Commissioner Willhoit, seconded by Commissioner
5 Gordon, to adjourn the public hearing until 7 : 30 on January 4 , 1993 at the
5 Old County Courthouse , Hillsborough, N . C. to receive the Planning Board
7 recommendation .
3 VOTE: UNANIMOUS
3
D ADJOURNMENT
1 There being no further items for consideration , Chair Carey adjourned
2 the meeting. The next regular meeting will be held on December 7 , 1992 at
3 7 : 30 p. m. in the courtroom of the Old County Courthouse in Hillsborough ,
4 North Carolina.
J
J
7 Moses Carey, Jr. , Chair
3
Beverly A. Blythe, Clerk
•
•
•
•
16
c. Zoning Atlas Amendment
( 1) Z-4-92 Hancor, Incorporated
Presentation by Mary Willis.
Hancor is a plastic pipe manufacturing facility
located on the south side of Highway 70 between
Efland and Mebane. The Hancor property contains
15.9 acres, extending from Highway 70 to the
Southern Railroad at a depth of about 1100 feet.
The existing structures, which include a 9000
square foot manufacturing building and several
metal buildings, all are located on the
southernmost 150 ' of the property, adjacent to
the railroad. Most of the remainder of the
property is used for storage of manufactured
materials prior to shipping.
Except for the I-i 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-1
(Existing Industrial) . The zoning lot
corresponded with the land area used by Hancor at
that time. In 1987, the site was rezoned from E-
1 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
17
their property. The rezoning will bring the
existing outdoor storage area into compliance
with the Zoning Ordinance.
The rezoning request has been reviewed by Staff
and meets all of the requirements in the
findings of fact.
The proposed rezoning was presented for public
hearing on November 23, 1992 . The Economic
Development Director spoke in favor of the
proposal. There were no other comments.
The Planning Staff recommends approval of the
proposed rezoning.
MOTION: Waddell moved agreement with the Planning Staff
findings. Seconded by Reid.
VOTE: Unanimous.
MOTION: Burklin moved approval of the proposed rezoning.
Seconded by Gray.
VOTE: Unanimous.