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Planning and Zoning Commission Minutes December 18~ 1997 Page l3 special use rezoning it can include a concept plan which they have chosen to submit, as well as a single specified use or a list of uses. In this case they have taken the general commercial list of uses and have excluded some of those permitted uses so they would not be allowed on this property. This area fails under the Western Area Plan. If the Board chooses to rezone it, we would recommend that you amend that area plan. This area plan was adopted in 1992 and it is jointly adopted by the Board of Commissioners and the Concord City Council. Mr. Marshall said in looking at the development patterns of this area, the initial staff conclusion is that it is no longer appropriate for Medium Density Residential which is what the Western. Area Plan has identified it for. The Staff would recommend that the area plan be amended. He said a copy of the traffic analysis by Sarah LaBelle was passed on to the Board showing the average amount of trips for those wide range of uses. It is showing a total possible trips of 55,000 trips per day. In addition to the transportation, there is a 16 inch water line going Derita Road along the frontage of this property to supply water service. Mr. Marshall said another concern that we think is important is the activity of the Concord Regional Report. In summary, it is important to know that this is a special use request and the Board should consider the general industrial uses that were left unexcluded as possible uses on this property. In 1992 and 1993 when we administratively zoned this with the adoption of the current zoning ordinance, it was difficult to find a boundary line between the developing industrial or non-residential uses and residential uses that existed in Beth Bluff, Poplar Trails, and Cox Mills. He said as we look at this area, there have been some major changes. Since the adoption of the area plan, one of the items identified in that area plan was the construction of that interchange at King's Grant. However, the projected uses for King's Grant have since changed with it being more of a retail and service orientation and less industrial land. In addition, a portion of what was shown in the Western Area Plan as industrial property along Speedway Boulevard, has now be'on developed as a public service golf course by the City of Concord. Mr. Marshall said transportation is a major issue that is difficult to address. The staff is not comfortable with the estimate of 55,000 trips, and it is not specific enough for us to rely upon. The redevelopment of the King's Grant Boulevard will increase the amount of traffic that accesses this area from a