Planning commission recommends rezoning 2936 Alamance Road to allow veterinary clinic and limited commercial uses

The Burlington Planning & Zoning Commission on June 22 recommended approval of a limited-use rezoning for a 4.749-acre parcel at 2936 Alamance Road, forwarding the recommendation to the City Council.

Staff described the request as case "Rezoning 25-07" and said the property (Alamance County PID 120471) is currently split-zoned with medium-density residential in the front portion and medium industrial in the rear. Jamie, a city staff member, told the commission the applicant seeks a General Business Limited Use (GB-LI) zoning to allow a narrowed set of commercial uses rather than full general-business entitlements; any development would still require site-plan review, technical review committee (TRC) approval and compliance with buffer, landscape and setback standards. Staff also noted a riparian area that corresponds with the zoning split and said a traffic impact study may be required depending on the eventual use.

The applicant, attorney Ryan Moffitt of the Borden Law Firm, said the rezoning request was submitted by Day and And Holding LLC on behalf of owners Dr. Lauren Thomas and Aaron Clark, who plan to relocate the Plaza Veterinary Clinic to the site. "We sent letters to neighbors within a 400-foot radius, met with adjoining property owners and removed several uses from the original application in response to concerns," Moffitt said. He described the clinic as a long-running neighborhood business and said the limited-use approach preserves flexibility while narrowing possible future uses.

Several residents who live near the parcel urged the commission to preserve residential zoning. "We have serious traffic problems. We have to pull out on a right angle and have been very close to having accidents numerous times on a weekly basis," said Robert Amidon of 1156 Mary Alice Street, who expressed concern about an access point near the Stahle Street neighborhood entrance. Brooke Richardson, a lifelong resident at 1088 Stahle Street, cited prior crashes near a blind curve on Alamance Road and said a nearby townhouse development will add vehicles "in the next 18 to 20 months." "This is not a personal thing — we would be opposed to any business there," Richardson said.

Bradley Solanki, who lives at 2933 Talmadge Road directly across from the parcel, told the commission the parcel has less than 230 feet of frontage and that any driveway would likely align closely with Stowe (also referenced in the record as Stove/Stahle) Street, raising left-turn safety concerns on a 45-mph segment. Solanki and other residents said they had contacted the North Carolina Department of Transportation about reducing the speed limit and synchronizing signals; a resident reported DOT staff observed the location but declined the requests.

The applicants said the clinic currently sees roughly 30–40 patients per day. On the existing site the clinic has about 10 reserved parking spaces; the applicants referenced roughly 26 parking spaces in conceptual discussion for the new location but said no site-specific development plan has been submitted and building size was "not specified." Staff confirmed there is no development application currently before the TRC and that driveway alignment, required curb cuts and any DOT permits will be addressed during site-plan review.

After public comment and questions, a commissioner moved to recommend approval, describing the request as inconsistent with the comprehensive plan's future land use map but more consistent with prevailing commercial and industrial uses near the interstate and airport property. A second was recorded. The roll-call vote, as recorded in the meeting minutes, listed approvals by Chairman Crutchfield, Vice Chairman Easley, Member Wall, Member Hayes, Member Spruill and Member Saunders; the motion passed and the commission's recommendation will go to City Council for final action.

Next steps: the rezoning recommendation will be placed on the City Council agenda; any development will require TRC review, applicable buffers and a site plan that must comply with the city's Unified Development Ordinance. Several residents said they would continue to press DOT and the city on traffic mitigation measures should the project proceed.