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Council approves rezoning of downtown parcels to expand Central Business district
Summary
After a public hearing, Valdese Town Council approved Zoning Map Amendment 37-24 to rezone roughly 44 parcels to B1 (Central Business), adopting a consistency and reasonableness statement under N.C. Gen. Stat. 160D-605(a),(b). Residents asked about notice and future permitted uses.
Valdese Town Council voted to adopt Zoning Map Amendment 37-24, rezoning about 44 parcels in the middle of town to B1 (Central Business) as recommended by the town planning board and the Valdese land-use action plan.
Planning presenter Mr John told the council the change is intended to "accommodate and encourage further expansion and renewal in the historic business core of the town of Valdese," and said most affected parcels were already zoned office/institutional or R12A residential. He said the rezoning would not change existing uses and that the action aligns with the town's adopted land-use plan.
During the public hearing, several residents asked about notice and future allowable uses. Tanya Stevens said she was concerned about timing and possible forthcoming changes to permitted uses: "I don't feel that we were given adequate time to respond to any of this," she told the council, and asked that the vote wait until the unified development ordinance (UDO) work is complete.
Burke County Tax Administrator Mr Johnson addressed tax and insurance concerns, telling the assembled that "I don't think Burke County tax office knows what your zoning is in the town of Valdese so we can't tax you based on what the zone is" and that rezoning would not, in his view, affect homeowners' tax values or insurance.
Council members discussed the statutory consistency requirements and the planning-board recommendation. A motion to adopt the rezoning and a statement that the action is reasonable and consistent with the Valdese Vision (and N.C. Gen. Stat. 160D-605(a),(b)) was moved, seconded and approved by voice/hand vote with no recorded opposition.
The approved map rezones parcels generally bounded by Onard Avenue, South Pry Street East, Laurel Street West and the railroad; staff noted the area comprises about 31.2 acres and includes churches, museums and some residential properties that will remain legal existing uses.
The council and planning staff said the town will continue UDO work to refine permitted uses in B1; staff also noted they mailed more than 70 notices to affected and adjoining property owners and received a small number of inquiries, most of them supportive.
Next steps: the rezoning takes effect as adopted; the council and planning staff will present forthcoming UDO changes and additional refinement of permitted uses at future meetings.
