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Burke County approves rezoning on U.S. 64 to allow expanded building and small business uses
Summary
The Burke County Board of Commissioners voted 5-0 to rezone a 4.5-acre portion of a 23-acre parcel on U.S. 64 from Residential-3 to Rural Mixed Use, clearing the way for the owner to expand an existing outbuilding and allow light commercial activity.
The Burke County Board of Commissioners on Monday unanimously approved an ordinance rezoning 4.5 acres of a 23-acre tract on U.S. 64 from Residential-3 (R-3) to Rural Mixed Use (RMU).
The rezoning request came from property owners Brian and Robin Smith. Allen Vines, Burke County planning director and deputy county manager, told commissioners the Community Development Office had received the application and that the property is in Morganton Township in the Salem Fire District. Vines said the applicant sought rezoning of the front portion of the parcel “from residential 3, R 3 to rural mixed use.”
Vines noted the request reflects the existing mixed commercial and residential character along the state-maintained U.S. 64 corridor and that the Planning Board recommended approval by a 6-0 vote. “This mixed use character of the area is there already, and this will add to that with expanded business,” Vines said on the record.
Brian Smith, the property owner and a custom home builder, told the board he constructed a 40-by-60 building on the parcel in 2022 to store equipment and to house a mechanic who now performs repairs for other local builders. “I'm a home builder ... I needed a place to store my equipment ... I would like to be in compliance with zoning if I can be,” Smith said. He told commissioners he requested residential mixed use rather than general business to preserve future flexibility for conversion to housing if needed.
Commissioners adopted ordinance 2025-05 (ZMA-2025-03) to rezone the specified portion and to amend the future land-use map to Rural Mixed Use Low Density. The motion was made and the board voted 5-0.
Why it matters: The change permits a broader set of small-scale, county-level commercial uses on a state highway corridor and formalizes a use pattern that staff said already exists along U.S. 64. Supporters said it allows a local builder to operate and expand a service use in an area where similar activities already occur; no opponents spoke during the public hearing.
The board attached no additional conditions beyond the standard zoning and site-plan requirements. The property owner may still need required permits if and when he expands active business operations.
