Appendix-CD-6_Kannapolis_Future_Land_Use_Plan

Appendix CD-6
Kannapolis Future Land Use Plan

City of Kannapolis 2015 Land Use Plan Adopted July 26, 2004

Acknowledgements
Kannapolis 2015
Land Use Plan

The following elected and appointed officials, individuals and organizations are recognized for their contributions to the development of this Plan and the visions it sets out to achieve for the future of the City of
Kannapolis. The time and efforts of those who have contributed but are not identified is also highly appreciated.

Kannapolis City Council

Ray Moss, Mayor

Paul Bessent, Mayor Pro-Tem
Richard Anderson
Randy Cauthen
Ken Geathers
Darrell Hinnant
Bob Misenheimer

Kannapolis Planning and Zoning Commission

Jay Nodine, Chairman
Phil Goodwin, Vice-Chairman
Frank A. Corriher
Martha Macon
Joe L. Mingo, Sr.
Rick Rodgers
John Shaw
Conrad Sloop
Kenneth J. Woodward

City of Kannapolis Administration

Michael Mahaney, City Manager
Mike Legg, Assistant City Manager
Bridgette Bell, City Clerk
Paul Brown, Chief of Police
Gary Mills, Parks & Recreation Director
Larry Phillips, Fire Chief
Wilmer Melton, Director of Public Works

Engineering Services

Jeff Moody, Alley, Williams Carmen and King
Plan Prepared By: CMR Services (formerly Benchmark, LLC)
Lisa Valdez, AICP, Planning Director
Marshall Downey, AICP, former Planning Director
Stephen Davenport, AICP, Senior Planner
John McHenry, GIS Coordinator
Steve Austin, CDBG Administrator

A special acknowledgement to all the citizens and volunteers who participated in the development of the City’s 1998-1999 visioning process, “Weaving a Share Future”, as it served as the foundation for the development of this Land Use Plan.

This publication is a result of the City’s effort to plan for the
future of growth and development within our business districts,
our neighborhoods, and our community…our KANNAPOLIS!

In 1998-1999 the City embarked on the "Weaving A Shared Future" visioning process in which hundreds of citizens
volunteered over 1,500 hours to create a "Vision" for the City's
future. The Vision Statement that derived from that process is:
To become the most dynamic and desirable community in the Piedmont that is attractive to families, loved for its neighborhoods, appreciated for its uniqueness and respected for its contributions to the economic vitality of the region.

Recognizing the significance of this public visioning process, the
Kannapolis City Council decided to use it as a basis for
developing the City’s Mission Statement and associated Code
Values. On November 27, 2001, the Kannapolis City Council
adopted a resolution declaring the City’s mission statement and
core values.
The City’s Mission Statement is: To work with our community to enhance the quality of life through positive leadership, the delivery of cost-effective and quality services and to fulfill our shared vision.
The City’s Core Values are:
To exercise excellence, professionalism, integrity and stewardship in the performance of all City programs and services.
Another key outcome of the “Weaving a Shared Vision” project
was the recognition of the need for the City to develop a
Comprehensive Plan to guide decisions on future growth and
development/ redevelopment.

The City initiated the development of Comprehensive Plan
in 2002. A draft of the Kannapolis 2015
Comprehensive Plan was completed.

The purpose of the comprehensive plan was to:

♦ Establish guidelines for the development of the
physical landscape of the City and its growth areas

♦ Establish policy for certain key elements that will
define the current and future City, such as quality of
life indicators, rate of growth, and location of growth

♦ Provide a comprehensive, long-range vision of the
City beyond the normal budgetary processes

♦ Coordinate the various planning efforts of the City’s
functional offices, such as plans for utility services,
fire service coverage, etc., with regard to future land
use

♦ Provide a decision-making tool for the elected and/or
appointed officials

However, prior to adoption and seeking to focus on land
use and growth issues, the Plan evolved into this
document, the Kannapolis 2015 Land Use Plan. This
Plan is intended to meet the first and last purposes listed
above.

The primary purpose of a land use plan is to establish
guidelines for the future development of the City. A Land
Use Map is an important component of the plan, as it
illustrates the envisioned growth and development pattern
of a City. This publication is a reflection of the envisioned
land use for the City as a result of a comprehensive
planning process.

Introduction
Contained within this document is a series of maps and text
describing the (a) current conditions, (b) envisioned future
impacts and (c) envisioned support facilities for specified
zones. The maps and text are divided into geographic zones
and include six municipal planning areas and two growth zones
(accounting for anticipated expansion beyond the current
municipal limits).

The areas of study are defined below:

A. Coddle Creek Planning Area
B. South Kannapolis Planning Area
C. East Kannapolis Planning Area
D. North Kannapolis Planning Area
E. Northwest Kannapolis Planning Area
F. Central Kannapolis Planning Area
G. Western Growth Area
H. Eastern Growth Area
2015 Land Use Plan Page 1
Introduction
The Challenge of land use planning is not to accept the inevitability of
continued growth, but to recognize that the potential for growth exists.
While continuing to provide the services necessary to meet the needs of
today’s population, it is incumbent upon the City to plan for the needs of
future residents and business owners.

The Kannapolis 2015 Land Use Plan is designed to assist in meeting this
challenge. The Plan attempts to provide the reader insight into the City’s
historical significance, its present conditions, as well as visions of what the
future could be. The purpose of this 2015 Land Use Plan is to:
• Establish guidelines for the development of the physical landscape
of the City and its growth areas
• Establish policy for certain key elements that will define the current
and future City, such as quality of life indicators, rate of growth, and
location of growth
• Provide a comprehensive, long-range view of the City beyond the
normal budgetary processes, such as a five-year Capital
Improvement Plan (CIP)
• Coordinate the various planning efforts of the City’s functional
offices, such as plans for utility services, fire service coverage, etc.
• Provide a decision-making tool for the elected and/or appointed
officials

Adherence to the recommendations of this Plan will provide the foundations
by which the City of Kannapolis can achieve desired quality of life ideals.
Diligent monitoring of this Plan is imperative to maintain a true long-term
vision for the community. It is incumbent upon City administrators to
consistently evaluate the City’s policies and strategies, as with any “living
document”, this Plan is subject to shifts in the economy, environment, etc.

The Mechanics of Managing the Growth Strategy
The following Growth Management recommendations are intended to
provide City leaders some guidance in decisions regarding the expansion of
the City’s services, service areas and/or physical limits. The
recommendations, once implemented, should provide the tools necessary
for the orderly, cost effective growth and expansion of the City’s
boundaries with respect to the urban pressures in unincorporated areas
adjacent to the current City boundaries.
♦ Land use change decisions will continue to be shared by:
ƒ the City Council (rezonings)
ƒ the Planning and Zoning Commissions (rezonings)
ƒ the Board of Adjustment (conditional use permits)
ƒ staff (use permitted by right)
Recommended Short-term Strategy

♦ The City’s primary focus will be the pursuit of economic
development to increase the commercial/industrial base and
local job availability by:
ƒ Investing in land/infrastructure and incentives to support
such efforts using Community Development and other
funds.
ƒ Favoring commercial/mixed-use/industrial proposals in the
land development process, but not to the detriment of
established residential neighborhoods.
ƒ Easing regulations and policies where commercial/industrial
rehabilitation, re-use and occupancy is involved.

♦ Secondly, the City will pursue an agenda to make itself an
outstanding regional residential City with appropriate
supporting municipal, commercial and other services by:
ƒ Investing in neighborhood and infrastructure revitalization
efforts by investing Community Development and other
funds including commitment to historic preservation, code
enforcement, appearance, and family orientation issues.
ƒ Favoring protection of neighborhood integrity in the land
development process.
ƒ Strengthening regulations and policies to protect
neighborhoods where residential versus
commercial/industrial conflicts arise.

Recommended Long-term Strategy

♦ City will examine future growth areas and develop a long-
range strategy for development and annexation of these areas
based on comparative evaluation of each area’s opportunities
and constraints.

♦ City should pursue agreements or other mechanisms by which
to define or protect identified future growth areas.

♦ Within identified future growth areas, City may pursue
extension of water, sewer or other proprietary interests
outside the City limits.

♦ Annexation should be heavily scrutinized to determine that
such expansion is appropriate based on substantial availability
of all public services.

Basic Growth Strategy Assumptions

♦ In the short-term, there will be limited (or no) major annexations.
The proposed I-85 interchange at Old Beatty Ford Road would be
of some strategic importance to the City, but the area likely will not
qualify for annexation in the near future. The most feasible and
attractive annexation for nonresidential growth appears to be the
Lane Street/I-85 interchange area. Although located within the
Lake Fisher watershed, a substantial portion of this area is zoned
for industrial in Cabarrus County. Consideration should be given to
avoid conversion of such land for residential development in order
to maximize the commercial-industrial development potential.
Additionally, there is considerable development pressure in the
western area of Cabarrus County and the City has received multiple
inquiries regarding voluntary annexation of property in this area.
Because state law limits the City in its ability to voluntarily annex
parts of this area west of Odell School Road, there is special
legislation pending in the North Carolina General Assembly
regarding specific requests for voluntary annexation in the western
area.

♦ There is significant raw land in the Coddle Creek area; however,
two-thirds of the City is limited to redevelopment and infill
development.
♦ Due to proactive infrastructure planning by current and past City
Councils, water and sewer service will be available on demand in
sufficient capacities to serve typical development needs.

♦ The existing overall land use and zoning pattern, including
residential densities, will continue, with the following two major
exceptions:
ƒ the land use for the Coddle Creek planning area where much of
the land is now in an AG "holding zone"; and
ƒ areas along new transit lines to consider application of higher-
density residential zoning

♦ Single-family dwellings on larger (15,000+ square feet) individual
lots fronting on a public street will remain the preferred “use by
right” residential style with other residential development styles
being evaluated on an individual proposal basis.

2015 Land Use Plan Page 2

This Section provides an analysis of the past trends for demographic, economic and housing data for the City of Kannapolis. This section will also attempt to provide future projections where feasible. Much of the information contained within has been obtained from the City’s Visioning Process. Additional data sources include the US Census Bureau, NC Office of State Planning, the Employment Security Commission, the NC Department of Commerce, Chamber of Commerce, Cabarrus County Convention and Visitors Bureau and the City’s Community Development Department.
2000 Census Population
According to the 2000 Census, the City’s population is 36,910. However, the population
estimate from the NC Office of State Budget and Management has increased the City’s
population to 38,248; this is based on the municipal boundaries as of July 1, 2003. The following
is a breakdown between the 1990 Census and the 2000 Census for Gender, Age and Race.

Table 1-1. Comparison of Gender, Age and Race for City of Kannapolis,
1990 and 2000 Census

2000
Census

1990 Census
Difference,
1990-2000
Gender
Male 48.4%46.3%2.1
Female 51.6%53.7%-2.1
Age
Under 18 years 24.2% 22.8% +1.4
18 –64 years 60.2% 58.6% +1.6
65 years & older 15.6% 18.6% -3.0
Median Age 36 years Data not
available
-
Race
White 77.7%81.3%-3.6
Black 16.5%18.0%-1.5
Other 5.8%0.7%+5.1
Hispanic/Latino
(of any race)
6.3% 0.6%+5.7

Table 1-1 provides some interesting trend data regarding the demographic changes in
Kannapolis over the decade of the 1990s. It shows that the gap between City’s male/female
population share has lessened by two percentage points over the last decade. More interesting
is that the City’s data on Age and Race. The figures for Age indicate the City is becoming
“younger” as the percentage share for persons under age 18 and for persons aged 18-65 years
increased while the percentage share for person over 65 years decreased. Lastly, the data on
Race shows the most dramatic trend shift for the City. The two traditional dominant racial
groups (whites and blacks/African-Americans) both decreased, while the “other” category
increased by over 5 percentage points (this equates to over a 700% increase in population
between 1990 and 2000. Additionally, a similar dramatic increase occurred in the
Hispanic/Latino origin group.
Demographics

Kannapolis Growth History
Kannapolis has not experienced uniform growth during the 1990’s. Major annexations in the
early 1990s and the Coddle Creek annexation in 1999 provided major pushes in the City’s growth
in both land area and population. Other than those annexation years (1990, 1993 and 1999) the
remaining population growth has all been in-migration and natural increase (with new home
construction facilitating these increases).
Urban (non-annexation) Growth vs. Annexation Growth
In North Carolina, annexation makes up a significant portion of most municipal growth rates that
are calculated over several years. When annexation growth is removed from the equation, a
different picture of the community’s growth is often painted.

In Kannapolis, 38% of the population growth from 1990-1999 resulted from urban growth and
was not a result of annexation. This “natural” or non-annexation growth is tied for 10th in the
State among the 25 largest cities and is a higher percentage than such cities as Raleigh,
Greensboro, Hickory and Concord.

The non-annexation growth of 3,093 persons between 1990-1999 equals an annual rate of
growth of 1.2%. Any annual rate over two percent is generally considered to be a high rate of
growth. Any annual rate over three percent (such as Cary at more than 7% annually) can be
overwhelming and is atypical of municipal growth in North Carolina.
Population Projections
Kannapolis’ ability to expand its current boundaries is limited by existing physical constraints.
These factors, in combination with State annexation laws, will likely prohibit the City from any
aggressive large-scale statutory (involuntary) annexation to expand the municipal limits. The
1999 statutory annexation of the large “Coddle Creek area” along the City’s western edge will
likely be the last of that size. However, this relatively recent annexation does provide the City
with an area that has high potential for both residential and non-residential development.

2015 Land Use Plan Page 3
Demographics
According to the 2000 Census, the highest growth area was in the City’s former southwestern
edge (Census Tract 411). It is assumed that with the opening of the new westside bypass
(Kannapolis Parkway) and the availability of City water and sewer services, the Coddle Creek
area will experience continued development pressure at a level higher than the remainder of the
City. As noted above, the City’s non-annexation annual growth rate was 1.2% between 1990-
1999. It is assumed that the rate of increase for the next fifteen years will be significantly
higher with the largest increase over the next 5-10 years as the Coddle Creek area builds out.
As this area becomes substantially built out, the annual rate is expected to decline, as no new
high growth areas appear to be likely within the existing corporate limits.

The following population estimates were taken from the draft Water and Wastewater System
Master Plan for the Water and Sewer Authority of Cabarrus County (WSACC), as prepared by
Black and Veatch. As defined in the WSACC master plan, the following table uses a “moderate”
growth rate in five-year segments. The projections as shown are for the three areas: the
Kannapolis township (Cabarrus County), Odell township (western Cabarrus County), and the
existing Kannapolis limits within Rowan County.

Five-Year Growth Projections (Percent Change) –
Moderate Growth
2000 2005 2010 2015 2020 2025
Growth Rate 25.0 16.0 12.0 10.0 8.0
Kannapolis
township
38,989 48,736 56,534 65,579 74,760 83,732
Rowan portion 9,126 11,408 13,230 14,818 16,300 17,604
Odell township 4,400 6,600 9,570 13,398 18,088 22,609
Total 53,515 66,744 79,334 93,795 109,14
8
123,94
5

Please note that these figures are simply based on the projection for the townships and include
areas that are likely to be outside of the city limits for many years (if ever). Actual population
within the City would vary greatly depending on annexation policy and subsequent feasibility.
The Kannapolis township and the Rowan figures cover all of the current city limits, while the
Odell township figures are included as this area covers a substantial amount of Kannapolis’
potential growth area to the west.

The growth rates used in the Black and Veatch study were based on the following factors: (a)
historic growth of Cabarrus County, (b) State projections, (c) growth trends in the Charlotte
metropolitan area, and (d) comparisons with other fast growing counties across the Nation.

To complement the WSACC projections, the City’s Planning staff developed a set of projections
for the population within the City limits. These estimates assume an overall growth rate less
than that which occurred between 1990-1999 (38%, 19% in five years) due the physical
limitations on annexation and the more stringent annexation standards as adopted in 1998. The
peak rate as shown in 2010, reflects the anticipated peak build-out within the Coddle Creek
annexation area.

Five-Year Growth Projections (Percent Change) – Low
Growth
2000 2005 2010 2015 2020 2025
Growth Rate 15.0 18.0 15.0 12.0 10.0
Kannapolis City 36,910 42,447 50,087 57,600 64,512 70,963

Comparison of Census Tracts
The table below provides a comparison of the 1990 Census and 2000 Census for the Census
Tracts that include all or portions of the City of Kannapolis. The Tracts as listed may include
areas outside of the City limit, as Census Tracts do not follow political boundaries.

Table 1-2. Comparison of 1990 and 2000 Census Population
for Selected Census Tracts

CENSUS
TRACT
1990
CENSUS
2000
Census
% Change,
1990 to 2000
407 7,605 8,496 11.7%
408 4,319 4,204 -2.7%
409 1,370 1,522 11.1%
410 6,016 5,958 -1.0%
411 3,764 5,314 41.2%
412 4,568 5,335 1.7%
514 6,146 6,259 1.8%
515 6,486 6,668 2.8%

2015 Land Use Plan Page 4

♦ Census tract 407 is a relatively large tract that includes the eastern portion of the City, and is
bounded by I-85 to the east and south, the county line to the north, and Cannon Blvd. to the
west. This tract indicates an above average increase, a reflection of the growth along
Midlake Drive, as well as the Forestbrook/Forestridge subdivisions off Centergrove Road/Dale
Eanrhardt Blvd.
♦ Tract 408 is a relatively small tract that covers the central business district (CBD) of the City
and is bounded by the county line to the north, Cannon Blvd. to the east, Main Street to the
west, and Universal Street to the south. This tract includes the majority of the older,
traditional mill village neighborhoods surrounding the CBD. This tract indicates a slight loss in
population over the decade.
♦ Tract 409 is another small tract and is located south of the Tract 408. The boundaries of this
tract include Universal Street to the north, Main Street to the west, Cannon Blvd. to the east,
and I-85 to the south. Similar to tract 407, tract 409 had an above average increase in
population resulting from infill developments such as Dakota Woods.
♦ Tract 410 is medium sized area that comprises the western central portion of the City and is
bounded by Main Street to the east, Rodgers Lake Road to the south, the county line to the
north, and Irish Buffalo Creek to the west. Tract 410 indicates a slight loss in population over
the decade.
♦ Tract 411 is similar to tract 410 in size and is located to its south, representing the Oakwood
Avenue neighborhoods and the area that was the City’s southwest corner prior to the 1999
Coddle Creek annexation. This area indicates a tremendous amount of growth indicating the
substantial number of new housing developments constructed during this decade.
♦ Tract 412 covers a very large area along the City’s western border. This tract includes the
area of the 1999 Coddle Creek annexation. Population growth in this tract was slight as
infrastructure had yet to be extended in this area between 1990-2000. This tract should
expect similar growth pressure in the current decade, as did tract 411 in the last decade.
♦ Tract 514 includes the northeast corner of the City that is located in Rowan County. This tract
experienced moderate population growth.
♦ Tract 515 includes the northwest corner of the City, also covering the portion in Rowan
County. This tract also experienced moderate growth in population.

Demographics
Map 1-1. Percentage Change in Population by Census Tract, 1990 and 2000

2015 Land Use Plan Page 5

Coddle Creek Planning
Area

The Coddle Creek Planning Area generally includes an extreme western portion of the City, west of the Irish Buffalo Creek. It includes approximately 6,550+/- acres (10.23 sq. mi.). The southern portion of the Coddle Creek area is perhaps the City’s most desirable land available for large-scale non-residential development given the proximity of the Interstate and the existing two interchanges. The Coddle Creek Planning Area is envisioned as being the high growth area in the near future within the City.
Existing Conditions
♦ This southern portion of the planning area includes the interchange of
the new Kannapolis Parkway and I-85 as well an important
intersection/interchange with one of the regions major east-west
corridors, NC Highway 73, commonly known as the Davidson Highway.
This area contains an existing business park with two substantial
employers, Shoe Show and Stanley Tools. The City’s most ambitious
economic development project, the Kannapolis Gateway Business Park
is also located in this planning area.
♦ The northern end of this planning area was zoned AG Agricultural with
the intent that this be a “holding zone” until water and sewer is
extended into this region. This large area is composed mostly of
undeveloped, agricultural land with scattered single-family residential.
Now that the major infrastructure extensions are being completed, this
area will likely face tremendous development pressure.
♦ The remainder of the planning area, primarily along Trinity Church
Road, Century Drive and Dogwood Blvd., is developed primarily as large
lot single-family residential. High-end housing ($300,000+) is
becoming the predominant housing type in the northwest section of this
planning area.
Future Impacts

♦ The biggest impact is the on-going construction of a new five-lane
limited access thoroughfare known as the Kannapolis Parkway.
This north-south roadway provided a new Interstate 85
interchange (Exit 54) and will provide key interchange points with
three major east-west connectors: NC Hwy. 73, NC Hwy. 3, and
Tuckaseegee Road at the northern terminus.

♦ To complement the Parkway and provide greater access to the
citizen, the Plan also is recommends two major new east-west
connections. The Plan shows three conceptual routes for a more
direct connection with the existing Rogers Lake Road. A new
more direct connection to the Parkway, in combination with the
proposed grade separation of Rogers Lake/Universal further east,
would provide the City a tremendously more functional east-west
connection. In addition to the Rogers Lake extension, the Plan
also shows a proposed connection between the Parkway and
Oakwood Avenue, Dakota Street and eventually to Concord Lake
Road.
♦ The City has planned for the expenditure of $7.6 million in
extending water and sewer lines to this planning area.
♦ Cabarrus County has identified the need for a future elementary
school in this planning area in order to handle anticipated growth.
The future school will relieve growth pressures on Odell
Elementary School.

Support Facilities

Coddle Creek Planning Area
♦ Two new City public parks are proposed within the Coddle Creek
planning area, one to be located along Trinity Church Road on
property currently owned by Shoe Show, an adjoining industry. The
second to be located along the Kannapolis Parkway near the existing
Boy Scout camp.
♦ Three greenway corridors are envisioned for the Coddle Creek area.
Two north-south corridors are proposed running along Afton Run creek
and Irish Buffalo Creek, respectively. The third corridor is an east-west
link that would connect the two north-south greenways with a
proposed park (discussed in the Western Growth Planning Area) at
Lake Don T. Howell, to be located at the end of Macedonia Church
Road.
♦ Two new fire stations are recommended for the Coddle Creek area.
The City is actively refining its search for a site to accommodate the
new Station #5. To maintain the best fire protection coverage, the
station is recommended to be located generally in the area along
Kannapolis Parkway just north of NC 73. In addition to standard fire
suppression equipment and personnel, Station Five will also contain a
“satellite” City Police office, a community center, and (possibly) an
office for Cabarrus Co. EMS. Station #7 is planned to be located
generally near the intersection of Kannapolis Parkway and Mooresville
Highway (NC Hwy. 3). This Station is suggested for construction at
some future point when the northern Coddle area is much more
developed and the demand is more defined.

Kannapolis Parkway
Kannapolis Gateway Business Park
New Single-Family Development
2015 Land Use Plan Page 6

t
t
t t
,

-
t
t
t t
,

-

Recommended Zoning Changes to faciliRecommended Zoning Changes to facilitate Future Land Usetate Future Land Use

Please refer to the map on the previous page to view recommended zoning changes in the Coddle Creek Area. Please note that the numerical reference
on the map corresponds to the numbers below.
Please refer to the map on the previous page to view recommended zoning changes in the Coddle Creek Area. Please note that the numerical reference
on the map corresponds to the numbers below.

1. I-1, I-2 to RC (Hwy 3). The current industrial zoning does not appear be as the best use given the relatively steep topography. Rather, this Plan
recommends that the RC district, a high-density, mutli-family district would be the best use for this area as it does have frontage on a major
thoroughfare as well as access to a proposed transit line. Additionally, multi-family development would be better suited for being able to
accommodate the steepness of the area. This should be considered for administrative rezoning as a proactive change and stimulus for higher
density residential along this corridor.
1. I-1, I-2 to RC (Hwy 3). The current industrial zoning does not appear be as the best use given the relatively steep topography. Rather, this Plan
recommends that the RC district, a high-density, mutli-family district would be the best use for this area as it does have frontage on a major
thoroughfare as well as access to a proposed transit line. Additionally, multi-family development would be better suited for being able to
accommodate the steepness of the area. This should be considered for administrative rezoning as a proactive change and stimulus for higher
density residential along this corridor.
2. AG to Mixed-Use and C-2 (Highway 3 and Kannapolis Parkway). This large area (identified on the map as blue and bright pink) is intended
to recognize the potential impact of the new Kannapolis Parkway. As noted in the existing conditions for this area, the current AG Agricultural district
was intended to be a temporary holding zone. As shown, concentrated commercial areas are proposed where the Parkway intersects with existing
and proposed east-west roadways and should be rezoned to C-2. Complementing these concentrated commercial areas is the remainder of the area
along the Parkway, which is identified as “mixed-use”. The mixed-use designation is intended to provide for development under an integrated,
planned community with allowances for a transition of uses from retail to office/institutional uses to residential. Residential uses within this category
should include higher density projects provided these projects are well defined in terms of design standards for appearance. Development within
these “mixed use” areas shall be subject to the conditional use rezoning/permit process wherein a site-specific development plan is required.
Conditional use zoning districts to be considered shall include the I-1, CD, C-2, O-I, RV and/or RC districts. Industrial proposals (I-1 and CD) shall be
the favored use within this large, undeveloped corridor, however, this Plan recognizes that the southern portion of this planning area already
provides a substantial amount of industrial land for development and it is more likely that this area will be subject to commercial/residential
development pressure. As the intersection develops, higher density residential should be considered to the east and west of this area in order to
support the commercial development. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative
rezoning. The proposed C-2 areas may be more feasible for administrative rezoning, especially if and when the timing of new east/west connec ions
are determined.
2. AG to Mixed-Use and C-2 (Highway 3 and Kannapolis Parkway). This large area (identified on the map as blue and bright pink) is intended
to recognize the potential impact of the new Kannapolis Parkway. As noted in the existing conditions for this area, the current AG Agricultural district
was intended to be a temporary holding zone. As shown, concentrated commercial areas are proposed where the Parkway intersects with existing
and proposed east-west roadways and should be rezoned to C-2. Complementing these concentrated commercial areas is the remainder of the area
along the Parkway, which is identified as “mixed-use”. The mixed-use designation is intended to provide for development under an integrated,
planned community with allowances for a transition of uses from retail to office/institutional uses to residential. Residential uses within this category
should include higher density projects provided these projects are well defined in terms of design standards for appearance. Development within
these “mixed use” areas shall be subject to the conditional use rezoning/permit process wherein a site-specific development plan is required.
Conditional use zoning districts to be considered shall include the I-1, CD, C-2, O-I, RV and/or RC districts. Industrial proposals (I-1 and CD) shall be
the favored use within this large, undeveloped corridor, however, this Plan recognizes that the southern portion of this planning area already
provides a substantial amount of industrial land for development and it is more likely that this area will be subject to commercial/residential
development pressure. As the intersection develops, higher density residential should be considered to the east and west of this area in order to
support the commercial development. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative
rezoning. The proposed C-2 areas may be more feasible for administrative rezoning, especially if and when the timing of new east/west connec ions
are determined.
3. AG to RM-1 (Rogers Lake Road). This area is isolated from the new Parkway by a creek. Additionally, the northern end of Rogers Lake Road will
not have a connection with the Parkway, as it will be realigned to have a direct connection with NC Highway 3. This area is recommended for
rezoning to RM-1, a single-family residential district with a minimum lot size of 15,000 square feet. Other similar lower density zoning districts such
as RL or RE could also be considered. This should be considered for administrative rezoning as a proactive change to provide incentive for new
residential development and eliminate the current agricultural zoning.
3. AG to RM-1 (Rogers Lake Road). This area is isolated from the new Parkway by a creek. Additionally, the northern end of Rogers Lake Road will
not have a connection with the Parkway, as it will be realigned to have a direct connection with NC Highway 3. This area is recommended for
rezoning to RM-1, a single-family residential district with a minimum lot size of 15,000 square feet. Other similar lower density zoning districts such
as RL or RE could also be considered. This should be considered for administrative rezoning as a proactive change to provide incentive for new
residential development and eliminate the current agricultural zoning.
4. AG to RL (Trinity Church Road). Similar to Area #3, this area is isolated from the new Parkway by a creek. It is envisioned that this area will be
developed for low density single-family residential. This area is recommended for rezoning to RL, a single-family residential district with a minimum
lot size of 20,000 square feet. The similar low density zoning district of RE could also be considered. This could be considered for administrative
rezoning as a proactive change to provide incentive for new residential development and eliminate the current agricultural zoning; however, the
conditional use rezoning process should also be considered to insure quality development compatible with the surrounding area.
4. AG to RL (Trinity Church Road). Similar to Area #3, this area is isolated from the new Parkway by a creek. It is envisioned that this area will be
developed for low density single-family residential. This area is recommended for rezoning to RL, a single-family residential district with a minimum
lot size of 20,000 square feet. The similar low density zoning district of RE could also be considered. This could be considered for administrative
rezoning as a proactive change to provide incentive for new residential development and eliminate the current agricultural zoning; however, the
conditional use rezoning process should also be considered to insure quality development compatible with the surrounding area.
5. AG to RE (Trinity Church Road). Again, similar to Areas #3 and 4, this area is isolated from the parkway and is developing primarily as a single-
family development. Just south of this area, along Trinity Church Road, a trend for very large lot, single-family development has occurred. The
recommended zoning change to RE, a single-family residential district with a minimum lot size of one acre, reflects the continuation of this trend.
Other similar lower density zoning districts such as RL could also be considered. This could be considered for administrative rezoning as a proac ive
change to provide incentive for new residential development and eliminate the current agricultural zoning; however, the conditional use rezoning
process should also be considered to insure quality development compatible with the surrounding area.
5. AG to RE (Trinity Church Road). Again, similar to Areas #3 and 4, this area is isolated from the parkway and is developing primarily as a single-
family development. Just south of this area, along Trinity Church Road, a trend for very large lot, single-family development has occurred. The
recommended zoning change to RE, a single-family residential district with a minimum lot size of one acre, reflects the continuation of this trend.
Other similar lower density zoning districts such as RL could also be considered. This could be considered for administrative rezoning as a proac ive
change to provide incentive for new residential development and eliminate the current agricultural zoning; however, the conditional use rezoning
process should also be considered to insure quality development compatible with the surrounding area.
6. CD, RE to Mixed Use (Kannapolis Parkway and Trinity Church Road). The recommendation for Mixed Use proposes to provide for an area of
higher density residential, retail, and/or office/institutional uses on the northwest corner of the intersection of Trinity Church Road and Kannapolis
Parkway. This area should be considered for administrative rezoning as a proactive change to provide incen ive for new ligh commercial
development and higher density residential opportunities along the new Parkway and future employment areas.
6. CD, RE to Mixed Use (Kannapolis Parkway and Trinity Church Road). The recommendation for Mixed Use proposes to provide for an area of
higher density residential, retail, and/or office/institutional uses on the northwest corner of the intersection of Trinity Church Road and Kannapolis
Parkway. This area should be considered for administrative rezoning as a proactive change to provide incen ive for new ligh commercial
development and higher density residential opportunities along the new Parkway and future employment areas.
7. AG to CD (Trinity Church Road). This area includes the campuses of the Northwest Middle and High Schools as well as a large undeveloped tract
just to the southwest of the schools. The CD, Campus Development district, is intended to provide for a high-quality mixture of light manufacturing,
office, warehousing, distribution, institutional and limited retail and service uses in an attractive campus or corporate park setting with substantive
design standards. A large industrial facility, which is zoned CD, is located directly across from this area along Trinity Church Road. This area should
be considered for administrative rezoning as a proactive change to provide incentive for new campus-style industrial development and eliminate the
current agricultural zoning.
7. AG to CD (Trinity Church Road). This area includes the campuses of the Northwest Middle and High Schools as well as a large undeveloped tract
just to the southwest of the schools. The CD, Campus Development district, is intended to provide for a high-quality mixture of light manufacturing,
office, warehousing, distribution, institutional and limited retail and service uses in an attractive campus or corporate park setting with substantive
design standards. A large industrial facility, which is zoned CD, is located directly across from this area along Trinity Church Road. This area should
be considered for administrative rezoning as a proactive change to provide incentive for new campus-style industrial development and eliminate the
current agricultural zoning.
8. AG to RE (Dovefield). This area contains an existing Boy Scout Camp and a large lot single-family residential subdivision and is somewhat isolated
between a creek and the school campuses. RE, a single-family residential district with a minimum lot size of one acre, appears to be a more suitable
designation than the current AG, Agricultural designation. A residential project with a variety of lot sizes may be suitable for this area, assuming
larger lots abut the existing Dovefield subdivision. This area could be considered for administrative rezoning as a corrective change to recognize the
existing one-acre lot single-family dwellings. Note, however that the existing AG Agricultural zoning also serves to protect this area in terms of its
rural character.
8. AG to RE (Dovefield). This area contains an existing Boy Scout Camp and a large lot single-family residential subdivision and is somewhat isolated
between a creek and the school campuses. RE, a single-family residential district with a minimum lot size of one acre, appears to be a more suitable
designation than the current AG, Agricultural designation. A residential project with a variety of lot sizes may be suitable for this area, assuming
larger lots abut the existing Dovefield subdivision. This area could be considered for administrative rezoning as a corrective change to recognize the
existing one-acre lot single-family dwellings. Note, however that the existing AG Agricultural zoning also serves to protect this area in terms of its
rural character.
9. AG, RM-2 and I-1 to Mixed-Use (Orphanage Road). This northern end of this area includes a collection of moderately sized parcels with
sporadic single-family dwellings that are considered ideal for redevelopment. As these parcels are located between established single-family
neighborhoods to the east and industrial development to the west, the mixed-use designation suggests a transition between the uses. This Plan
envisions a combination of high quality office space and/or high density residential. The southern end of this area includes a large area of I-1 light
industrial. This area is questionable in terms of buildable space due to the existing of a number of large electrical transmission towers that cross the
properties as well as a major creek and substantial floodplain in the center. This Plan recommends the mixed-use as means of providing greater
flexibility to the area. As noted previously, development within these “mixed use” areas shall be subject to the conditional use rezoning/permit
process wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the CD, C-1, O-I, RV
and/or RC districts. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
9. AG, RM-2 and I-1 to Mixed-Use (Orphanage Road). This northern end of this area includes a collection of moderately sized parcels with
sporadic single-family dwellings that are considered ideal for redevelopment. As these parcels are located between established single-family
neighborhoods to the east and industrial development to the west, the mixed-use designation suggests a transition between the uses. This Plan
envisions a combination of high quality office space and/or high density residential. The southern end of this area includes a large area of I-1 light
industrial. This area is questionable in terms of buildable space due to the existing of a number of large electrical transmission towers that cross the
properties as well as a major creek and substantial floodplain in the center. This Plan recommends the mixed-use as means of providing greater
flexibility to the area. As noted previously, development within these “mixed use” areas shall be subject to the conditional use rezoning/permit
process wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the CD, C-1, O-I, RV
and/or RC districts. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
10. RE to Mixed Use and RL (Hwy 73). This area includes an existing municipal water treatment plant (City of Concord) and a few single-family
homes. Along the south side of Davidson Highway (NC 73), Mixed Use is recommended to border the Campus Development that extends from the
east. Along the north side of Davidson Highway, a small portion of current RE is recommended for a minor adjustment to RL. The RL and RE
districts a similar in that they are single-family districts, however, the application of the RL district would increase density from one to two units per
acre. This area could be considered for administrative rezoning as a corrective change to recognize the current land uses. Note, however, that
much of the land is built out, which reduces the need to rezone to accommodate new growth.
10. RE to Mixed Use and RL (Hwy 73). This area includes an existing municipal water treatment plant (City of Concord) and a few single-family
homes. Along the south side of Davidson Highway (NC 73), Mixed Use is recommended to border the Campus Development that extends from the
east. Along the north side of Davidson Highway, a small portion of current RE is recommended for a minor adjustment to RL. The RL and RE
districts a similar in that they are single-family districts, however, the application of the RL district would increase density from one to two units per
acre. This area could be considered for administrative rezoning as a corrective change to recognize the current land uses. Note, however, that
much of the land is built out, which reduces the need to rezone to accommodate new growth.
11. RE to RM-2 (Kannapolis Parkway). This recommendation covers three existing single-family residential subdivisions that are pocketed along the
Kannapolis Parkway. The recommendation for RM-2 is corrective in nature in that RM-2 (10,000 square foot lot minimum) is more compatible to the
neighborhoods than the current RE (one acre lot minimum). This area is built out and the need for proactive rezoning change is decreased.
11. RE to RM-2 (Kannapolis Parkway). This recommendation covers three existing single-family residential subdivisions that are pocketed along the
Kannapolis Parkway. The recommendation for RM-2 is corrective in nature in that RM-2 (10,000 square foot lot minimum) is more compatible to the
neighborhoods than the current RE (one acre lot minimum). This area is built out and the need for proactive rezoning change is decreased.
12. RE, CD to C-1 (Kannapolis Parkway). This recommendation focuses on a portion of the Kannapolis Parkway where a number of existing single-
family homes currently exists, but are likely to be available for conversion to office/small business. The O-I district is also a reasonable district to
consider for this redevelopment corridor. This could be considered for administrative rezoning as a proactive change to provide for redevelopment
opportunities along this emerging commercial gateway.
12. RE, CD to C-1 (Kannapolis Parkway). This recommendation focuses on a portion of the Kannapolis Parkway where a number of existing single-
family homes currently exists, but are likely to be available for conversion to office/small business. The O-I district is also a reasonable district to
consider for this redevelopment corridor. This could be considered for administrative rezoning as a proactive change to provide for redevelopment
opportunities along this emerging commercial gateway.
13. RE to I-1 (Hwy 73 and Afton Run Creek). This recommendation is corrective in nature. The areas included are portions of properties that are
currently zoned residential but are isolated by the Afton Run creek and industrial zoned tracts. The recommended change to light industrial would
allow for inclusion of these areas within an existing I-1 district that dominates the triangular area between Afton Run and I-85, south of Davidson
Highway. This could be considered for administrative rezoning as a proactive change to eliminate potential zoning conflicts with industrial
development along the east side of Afton Run Creek (in the Biscayne Drive area).
13. RE to I-1 (Hwy 73 and Afton Run Creek). This recommendation is corrective in nature. The areas included are portions of properties that are
currently zoned residential but are isolated by the Afton Run creek and industrial zoned tracts. The recommended change to light industrial would
allow for inclusion of these areas within an existing I-1 district that dominates the triangular area between Afton Run and I-85, south of Davidson
Highway. This could be considered for administrative rezoning as a proactive change to eliminate potential zoning conflicts with industrial
development along the east side of Afton Run Creek (in the Biscayne Drive area).
14. RE, CD to Mixed-Use (Kannapolis Parkway and I-85). The last area of focus for zoning changes in the Coddle Creek area is one of immense
importance. The area located at the southwest corner of the interchange with I-85 and Kannapolis Parkway is of prime importance as it will be a
gateway into the City. Similar to previous areas identified as mixed-use, development shall be subject to the conditional use rezoning/permit process
wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the CD and/or C-2 districts as it is
envisioned this area will be suitable for a mix of heavy commercial along the frontages with a transition to office/commercial flex-space towards the
interior. The Mixed use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
14. RE, CD to Mixed-Use (Kannapolis Parkway and I-85). The last area of focus for zoning changes in the Coddle Creek area is one of immense
importance. The area located at the southwest corner of the interchange with I-85 and Kannapolis Parkway is of prime importance as it will be a
gateway into the City. Similar to previous areas identified as mixed-use, development shall be subject to the conditional use rezoning/permit process
wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the CD and/or C-2 districts as it is
envisioned this area will be suitable for a mix of heavy commercial along the frontages with a transition to office/commercial flex-space towards the
interior. The Mixed use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.

2015 Land Use Plan Page 9
Coddle Creek Planning Area

South Kannapolis
Planning Area

South Kannapolis Planning Area
The South Kannapolis Planning Area generally includes the area bounded by the Irish Buffalo Creek to the east, I-85 and the City of Concord to the south and west, and a line along Rogers Lake Road, Universal Street, Dale Earnhardt Blvd. and Centergrove Road to the north. The planning area includes approximately 4,300 acres (6.72 sq. mi.). This study area includes several key gateways into the City including two Interstate interchanges at US 29/601 (Cannon Blvd.) and at Dale Earnhardt Boulevard. Second only to the Coddle Creek Area, it is envisioned that this planning area will experience substantial commercial development/redevelopment.
Existing Conditions

♦ Key commercial corridors include:
• Cannon Boulevard (U.S. Hwy. 29/601), a traditional major north-
south commercial corridor throughout the City, appears to have
opportunities for small-scale non-residential development along this
southern portion of the Boulevard.
• South Main Street is another major north-south thoroughfare that
provides an alternative paralleling route to the primary route for
Cannon Boulevard.
• In 2001, developers broke ground on the development of a large
retail center to be known as the NorthLite Shopping Center that will
anchor the northwest corner of the Dale Earnhardt Boulevard
interchange with Interstate 85. It is anticipated that additional new
retail development will occur along this emerging gateway.

♦ The majority of the remaining planning area is either residential or
undeveloped. Residential neighborhoods or area of note include:
• the Oakwood Avenue corridor, a north-south connector between
Rogers Lake Road and Orphanage Road, contains some of the most
recent residential development within the City over the past decade.
• an area between the railroad tracks and the Cannon Boulevard as
being composed of largely single-family residential, with some
neighborhoods having been established for decades
• an area between Cannon Boulevard and Concord Lake Road
containing well-established single-family neighborhoods, such as the
Bethel community and the Royal Oaks community
• the Concord Lake Road/NC 3 corridor which features several
apartment complexes.

♦ The South Kannapolis area is served by two public bus transit routes.
The “Blue” route will extend northward from the central transit hub (in
Concord) along Main Street before turning to the west along Universal
Street, then turning north towards downtown transit hub within the
Central Planning Area. The second route, the “Green” route also extends
from the central hub northward along Concord Lake Road (NC Hwy. 3)
before turning east along Dale Earnhardt to provide access to the
County’s Human Services Center, and then turning north and extending
into the Eastern Planning Area. Both of these routes form the backbone
of the initial mass transit system within the City.

Future Impacts

♦ The South Kannapolis Planning Area includes several proposed roadway
connections primarily to improve east-west connection within the City,
including:
• A new link between the Kannapolis Parkway (included in the Coddle
Creek Planning Area) and Dakota Street.
• An extension of Fisher Street to provide a direct connection with
South Main Street.
• The realignment of Winecoff School Road to connect with Mt. Olivet
Road (a new at-grade crossing of the railroad). The current rail
crossing of Winecoff School Road would be removed.
• The Roxie Street extension and a corresponding north-south
connection to Old Earnhardt Road to maximize connectivity and
traffic flow in and around the concentrated commercial development
at the I-85 interchange.
♦ Utilities are substantially available in this area and no additional major
system expansions are identified. However, as with other older developed
areas of the City, portions of this planning area are in need of attention in
terms of maintenance and upgrades to existing infrastructure (streets, water,
sewer, and/or storm water facilities).

Supporting Facilities

♦ The South Kannapolis Planning Area includes the recently constructed North
Cabarrus Park, a regional park maintained by Cabarrus County. Also, school
parks are located at Winecoff, Shady Brook and Royal Oaks Elementary
Schools. Additionally, a new park will be located behind the new Oakwood
Middle School, which is currently under construction.
♦ Several greenway/pedestrian corridors are envisioned for the South
Kannapolis area. A total of four north-south corridors with corresponding
east-west links are proposed.
• The western most corridor is the north-south Irish Buffalo Creek
greenway as shared with the Coddle Creek planning area. This is
regional link that will extend into the City of Concord and provide a
substantial greenway opportunity for residents of both jurisdictions.
• The next two series of routes include a combination of greenways and
sidewalks primarily in a north-south alignment and will serve residents in
the Oakwood Avenue-Fisher Street-Rogers Lake Road neighborhoods. Dale Earnhardt Blvd. • The eastern most north-south corridor follows the alignment of the
Three Mile Branch and is similar to the Irish Buffalo Creek route in that it
is a regional link that will allow for access to the City of Concord and
other points north and south. Single Family Residential along
Oakwood Avenue
♦ The Plan recommends the relocation of two existing fire stations. Station
Three, located just east of Cannon Blvd., should be moved just a few blocks
north to provide better fire coverage for this part of the City. Station Four is
currently located outside the Kannapolis City limits as it the site of the former
Winecoff Volunteer Fire Department. The Plan recognizes the need to
relocate this station to a more centralized location that would provide greater
fire protection coverage to the Oakwood Avenue-Fisher Street
neighborhoods (south-southwest corner of the City).
♦ Police protection is provided via a central dispatch/headquarters station
located in the central City/downtown. No additional police facilities are
planned for this area.

2015 Land Use Plan Page 10

Please refer to the map on the previous page to view recommended zoning changes in the South Kannapolis Area. Please note that the numerical reference on the map corresponds to the numbers below.
South Kannapolis Planning Area

1. RM-2 to RM-1 (Centergrove Rd and Forrestbrook Dr). This is a corrective recommendation. The area includes mostly built out single-family lots with a lot size more compatible with the RM-1 district (15,000 sq. ft. lot minimum) than the current RM-
2 (10,000 sq. ft. lot minimum). This area could be considered for administrative rezoning as a corrective change to recognize the current land use/density. Note, however, that much of the land is built out, which reduces the need to rezone to accommodate new growth.
2. County pocket to RM-1 and C-2 (I-85, behind Forrestbrook Subdivision). Currently, this area is not within the City’s zoning jurisdiction, however, should the City annex this isolated pocket, it is recommended to RM-1 and C-2. RM-1 should be
applied to the northern tract abutting the existing Forrestbrook neighborhood, while C-2 general commercial is suggested for the southern most tract where abutting the interstate and existing heavy commercial zoned property to the west (within the City
of Concord’s zoning jurisdiction). This area is not currently within the City’s zoning jurisdiction and is not eligible for consideration of administrative rezoning.
3. I-1, B-1 to C-2 (Dale Earnhardt Blvd). This relatively large area is recommended for heavy commercial. This reflects the recent trend for retail commercial development at the interstate 85 interchange (Exit 60) and the Dale Earnhardt Blvd (DE Blvd).
The current I-1 Light Industrial, covers most of the area between Old Earnhardt Rd. and the DE Blvd, while a small amount B-1, Neighborhood Business, exists along Concord Lake Road. C-2 is recommended for this area due to the shift towards heavy
commercial in combination with the expansion of the east-west Roxie Street as a thoroughfare. The northern tip of this area (north of Old Earnhardt Road) is within the Lake Concord water supply watershed and will be more difficult to develop in terms of
impervious coverage. However, this area is still recommended for C-2, as heavy commercial, auto-oriented uses are compatible with the DE BLVD. and environs. It is recommended that this area be considered for administrative rezoning to promote the retail/commercial economic development potential along this gateway.
4. O-I to C-1 (Dale Earnhardt Blvd). This area includes smaller pockets of land fronting on the Dale Earnhardt Blvd. (DE Blvd.) along the eastern edge. Unlike, the land on the opposing side of the Blvd. (see Area #3), these parcels are adjoining
residential neighborhoods and approximately half of the area is also subject to the water supply watershed regulations. The current O-I, Office-Institutional, is not necessarily inappropriate, however, the C-1, Light Commercial, is recommended as it
appears to be more appropriate given the trend for concentrated retail/heavy commercial along this portion of the DE Blvd. It is likely that projects to be considered for development along these tracts should be considered for the conditional use rezoning
process due to the proximity of established single-family developments along the rear. This area should not be considered for administrative rezoning due to presence of adjoining well-established residential neighborhood. Rather the O-I zoning should remain unless or until a developer seeks a conditional use zoning change to increase the retail flexibility of a proposed development.
5. O-I to RV (Allytin Heights Subdivision). This is another corrective recommendation for a mostly built-out area. RV, a medium density residential district, is recommended rather than the current O-I, Office-Institutional, as the area contains relatively
small single-family lots. This area could be considered for administrative rezoning as a corrective change to recognize the current land use. Note that much of the land is built out, which reduces the need to rezone to accommodate new growth.
6. O-I to C-1 and RC (Concord Lake Rd). This area reflects a recommended zoning change based on two key factors, the proposed east-west street connection with Dakota and Concord Lake Road and the new transit line along Concord Lake Road. The
frontage along Concord Lake is recommended for light commercial (C-1) to complement and provide a transition between the residential neighborhoods to the west and the recommended heavy commercial to the east. The RC is a multi-family residential
zoning classification and is recommended for a portion of the area to maximize the benefits of relationship between higher density development and availability of mass transit. Please note that other zoning change proposals, especially conditional use
requests, may be appropriate if the intended uses include a mix of commercial and higher density residential opportunities. This area is recommended for administrative rezoning in conjunction with the operation schedule of aforementioned transit line. Construction of a new east-west connection would also support the need to rezone the area but is not a necessity.
7. RV to RM-2 (Royal Oaks Subdivision east of Cannon Blvd). This is another corrective recommendation for an area that is mostly built out single-family lots. The RM-2 (10,000 sq. ft. lot minimum) is recommended, as it appears to be more
compatible than the current RV (7,500 sq. ft. lot minimum), based on review of the average size of the lots within the area. This area could be considered for administrative rezoning as a corrective change to recognize the current land use/density. Note that much of the land is built out, which reduces the need to rezone to accommodate new growth. A change would primarily address infill/redevelopment.
8. County Pocket to Mixed-use (Concord Lake Rd). Currently, this area is not within the City’s zoning jurisdiction; however, should the City annex this isolated pocket, a mix of uses is recommended. The majority of the area is most appropriate for RC,
O-I and/or C-1. The RC district, a multi-family residential classification, is recommended, as again this is an opportunity to provide higher density dwellings along a planned transit route. The numerous row of small, redevelopable lots/dwellings fronting
along the portion of Concord Lake Road are most likely practical for O-I and/or C-1. The mixed-use designation is applied to also reflect the usefulness of a larger planned, integrated development/redevelopment as opposed to piecemeal redevelopment. This area is not currently within the City’s zoning jurisdiction and is not eligible for consideration of administrative rezoning.
9. O-I to C-1 (Concord Lake Rd). This recommendation represents a minor adjustment, as the C-1, a light commercial designation, allows for more retail flexibility than the current O-I, office-institutional. C-1 appears to be more appropriate due to the
larger, deeper tracts of land along this stretch of Concord Lake Road. This Area 9 also includes a current undeveloped tract located south of University Drive that is also recommended for RC. This area could be considered for administrative rezoning to promote greater retail flexibility as well as mutli-family dwelling opportunities. Note that this is not a great priority as the section of Concord Lake Road still contains a mix of residential and light office type uses.
10. RM-2 to C-2 (South Ridge Ave). This is an extremely small corrective recommendation. This one-lot area is surrounded by heavy commercial and is not suitable for single-family residential as currently zoned. This area could be considered for administrative rezoning as a corrective change to be in harmony with surrounding heavy commercial zoning. Note, however, that this lot contains a home and unless or until a demand for redevelopment appears the need for rezoning is non-existent except for potential buffer impacts on surrounding parcels.
11. C-2 to C-1 (S Main St). This recommendation reflects a “down-zoning” of an area along South Main Street that currently includes a mix of businesses. The down-zoning from heavy to light commercial is recommended to reflect the secondary nature of
the South Main Street corridor in relation to the paralleling Cannon Blvd. Additionally, the down-zoning is recommended to reduce the likelihood of continued heavy “strip” commercial creeping further along this corridor. Additionally, the C-1 would provide
a better transition to the established residential neighborhoods that dominate the western side of this portion of South Main Street. This area could be administratively rezoned to reduce the opportunity for auto-intensive, strip commercial business uses to be located along this section of South Main Street.
12. O-I to C-2 and RC (S Main St). Very similar to Area #6, this area reflects a recommended zoning change based on two key factors, a proposed new east-west street and the new transit line. The southern portion of the area is recommended for C-2,
heavy commercial; while the northern portion suggests RC, multi-family residential zoning is best. Other zoning proposals, especially conditional use requests, may be as appropriate if the intended uses include a mix of commercial and higher density
residential opportunities. This area is recommended for administrative rezoning in conjunction with the operation schedule of aforementioned transit line. Construction of the realigned Winecoff School/Mt. Olivet connection would also support the need to rezone the area but is not a necessity.
13. O-I, I-1 to RC and Mixed Use (S Ridge Ave). This area includes land located along the eastern edge of Ridge Avenue at the City’s southern most boundaries. The area is uniquely isolated by I-85 to the south, the railroad to the west, and a large
municipal cemetery and the right-of-way for I-85’s interchange with Cannon Blvd. to the east. The land is somewhat unusual in that it has high visibility but very limited access. As a result, this Plan suggests that the northern end of the area, nearest Mt.
Olivet Road, be zoned for RC to allow for multi-family development. The remainder of the area is designated as mixed-use primarily because of concern that the current light industrial zoning (I-1), although certainly a reasonable option, may not be the
best option for this area. Development of this area should provide special consideration for how any proposed project would improve or detract from the City’s appearance along it’s southern gateway’s of Cannon Blvd. and Ridge Avenue. As s result, the
desire for any zoning changes within this area may warrant the conditional use rezoning process to allow for design standards to be considered. Recommended conditional districts for consideration include I-1, C-2, C-1 and RC. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning. The RC could be considered for administrative rezoning as a proactive means of encouraging higher density residential on this tract.
14. RC to C-1 (Winecoff School Rd). The C-1 (light commercial) is recommended, as it appears to be more compatible than the current RC (multi-family with a maximum of 15 units/acre) and a more practical district due to the properties proximity to
Interstate 85. However, light commercial development will require improvements to the adjoining road system. Plan recommends that this area be administratively rezoned to eliminate the current potential for high density residential in an area that is not suitable to support it.
2015 Land Use Plan Page 13

South Kannapolis Planning Area
15. RC, C-2 to Mixed-Use (Orphanage Rd and I-85). This area includes a large amount of RC zoned area located east of small creek that feeds into the Irish Buffalo Creek. Similar to Area #14, RC may not be the best use for this area. The C-2 within
this area is also unusual as it is applied to a few large parcels that contain a farmer’s market. The mixed-use designation recognizes that the potential development of a mix of residential uses and some limited commercial in this area. Development within
these “mixed use” areas shall be subject to the conditional use rezoning/permit process wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the C-2, C-1, RC and RV districts. Rezoning to
lower density single-family dwelling zoning districts, such as RM-1 and RM-2, should be considered without the need for conditional use zoning. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
16. O-I to Mixed-Use (Orphanage Rd and Oakwood Ave). This area includes a group of large parcels located near the intersection of Orphanage Road and Oakwood Avenue. This area contains a recently constructed public park (Cabarrus County’s
North Cabarrus Park) and a small Church of God orphanage campus. A substantial amount of this area is under the ownership of the Church but is undeveloped. The mixed-use designation recognizes the potential for development of these areas for a
mix of neighborhood commercial uses, continued institutional uses and/or residential. Development within these “mixed use” areas shall be subject to the conditional use rezoning/permit process wherein a site-specific development plan is required.
Conditional use zoning districts to be considered shall include the I-1, CD, C-2, O-I, RV and/or RC districts. Rezoning to lower density single-family dwelling zoning districts, such as RM-1 and RM-2, should be considered without the need for conditional use
zoning. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
17. RM-2 to Mixed-use (Independence and Wren). This recommendation is essentially a carryover from the large mixed-use area as identified as Area #3 in the Coddle Creek Planning Area. This area will have much greater accessibility if the
proposed east-west connection is constructed. Should this connection be made, this area should be considered for development/redevelopment. Conditional use rezoning districts to be considered shall include the higher density residential districts,
RV and/or RC districts. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning.
2015 Land Use Plan Page 14

East Kannapolis Planning
Area

East Kannapolis Planning Area
The East Kannapolis Planning Area generally includes the area bounded by Dale Earnhardt Blvd. and Centergrove Road to the south, Interstate 85 to the east, Lane Street to the north, and Cannon Blvd. to the west. The planning area includes approximately 3,220+ acres (5.03 sq. mi.). Two water supply reservoirs, Lake Concord and Lake Fisher dominate this planning area. The Eastern area also edges the Lane Street corridor, the northern gateway portion of the City’s loop system between downtown and I-85.
Existing Conditions

♦ This planning area includes the eastern edge of the Cannon Boulevard
retail commercial corridor as well as the southern edge of the Lane
Street mixed-use corridor. The most interesting feature of this
section of the Boulevard is the adaptable reuse of two former retail
shopping centers. These include: (a) a former K-mart site at the
corner of Cannon Blvd. and Dale Earnhardt Blvd. (formerly
Centergrove Road) is now Cabarrus County’s Human Services offices
and (b) the former Kocos shopping center site that had languished in
disrepair for several years now contains a business, heavy equipment
rental supply as well as leasable space for retail/office.
♦ The Lane Street corridor is an east-west thoroughfare that extends
from the downtown area to an interchange with I-85. This route
complements the Dale Earnhardt Boulevard route further south and in
combination with Loop Road and Jackson Park Road, the four
roadway segments form a complete loop to and from the Interstate
via two interchanges. Lane Street, unlike the Dale Earnthardt Blvd., is
already developed as mostly single-family dwellings. However, a
substantial number of these structures are being converted (or have
the potential to be) to office/low intensity commercial uses.

♦ In terms of residential, the western portion of this planning area
contains a number of older, small lot neighborhoods located along the
north-south Little Texas Road corridor. The Brantley Road corridor,
an east-west corridor that parallels Lane Street to the south, contains
a number of lower density single-family neighborhoods. The Midlake
Road and Centergrove Road areas have experienced significant new
growth in residential development over the past decade as several
new moderately priced subdivisions were developed in the late 1990s.
♦ The East Kannapolis Planning Area includes two transit lines. The
north-south route, as shown extending along Little Texas Road, is a
continuation of the “green line” from the South Planning area and the
transit hub at Carolina Mall in Concord. The northern terminus of this
line will be the new train station/transit hub located with downtown
Kannapolis along Main Street. Future Impacts

♦ The second transit route impacting the East Kannapolis Planning Area
is a route that is currently not funded. The “Lane Street extension” is
an east-west route that would provide a link between the downtown
transit hub and the Fieldcrest Cannon Stadium/Exit 63 area and all
other points in between.
♦ Utilities are substantially available in this area and no additional major
system expansions are identified. However, as with other older
developed areas of the City, portions of this planning area are in need
of attention in terms of maintenance and upgrades to existing
infrastructure (streets, water, sewer, and/or storm water facilities).
Supporting Facilities

♦ The East Kannapolis Planning Area does not currently include any
existing public parks. New neighborhood parks are planned within
this area at Forest Park Elementary School and also at the end of First
Avenue. New mini-parks are planned at Lake Fisher and Lake
Concord.
♦ A series of greenways/pedestrian corridors are proposed in the East
Kannapolis Planning Area that would provide links along the
lake/creek basins to other key points in the City.
• A link is proposed along the western edge of Lake Fisher that
would extend westward to connect with a link along the eastern
fork of Lake Concord. This corridor would provide access for
residents of the Brantley Road-Midlake Avenue neighborhoods.
• Another corridor is proposed along the western fork of Lake
Concord that would provide a link between the downtown area
and the Bethel/Little Texas Road neighborhoods.
♦ The East Kannapolis Plan does not include any recommendations for
new fire stations, as the current and/or proposed facilities located
outside of this planning area will provide adequate coverage.
♦ Police protection is provided via a central dispatch/headquarters
station located in the central City/downtown. No additional police
facilities are planned for this area.

Residential along Midlake
Forest Park Elementary
Lake Concord
2015 Land Use Plan Page 15

Please refer to the map on the previous page to view recommended zoning changes in the East Kannapolis Area. Please note that the numerical reference on the map corresponds to the numbers below.
East Kannapolis Planning Area

1.) O-I, I-1 to B-1, RM-2, RV and Mixed-use (Little Texas Rd). This recommendation focuses on the area commonly known as the former “Terry Products” site. The site of a former industrial users, four somewhat isolated parcels are currently zoned I-1 Light
Industrial. Surrounding this site is a ring of O-I Office-Institutional zoning. However, most of these surrounding properties are developed as residential with moderate sized lots to the north, east and west, with smaller lots to the south along Chipola Street
and Little Texas Road. The Plan recommends a change to RM-2 and RV respectively for the parcels surrounding the former industry, while the site itself is suggested as a mixed-use candidate. The viability of this site for continued industrial is questionable
and not necessarily desirable given the residential setting. However, for the site to be feasible for adaptive re-use flexibility must be considered and the mixed-use designation appears to be the most practical. Redevelopment within this “mixed use” area
shall be subject to the conditional use rezoning/permit process wherein a site-specific development plan is required. Conditional use zoning districts to be considered shall include the C-1, B-1, O-I, RV and/or RC districts. Due to the location of the new
transit line along Little Texas Road, conversion of all or a portion of the site to provide for multi-family dwellings is a preferable option. Note that a couple of parcels at the northern edge of this area are suggested as rezoning to B-1 Neighborhood
Commercial. These parcels contain an existing business and it is suggested that neighborhood commercial is more appropriate than the current office-institutional. The Mixed-use is a developer/applicant driven rezoning process and is not a candidate for administrative rezoning, however, the surrounding residential area is a candidate for administrative rezoning. The timing of the administrative rezoning should be coordinated with the timing of the transit line.
2.) County Pocket to RV and RM-2 (End of First Ave). This is one of two unincorporated Cabarrus County “pocket” areas, isolated within the City’s boundary, within the East Kannapolis Planning Area. This pocket is the larger of the two and is located along
the western edge of the eastern fork of Lake Concord. The Plan recommends RV, a high-density residential district that allows up to eight (8) units per acre, for the bulk of the area. A small portion at the northern tip of the pocket is recommended for RM-
2, a single-family residential district with an average of four (4) units per acre. These districts are simply reflective of the adjoining zoning/land use as currently within the City. Should this pocket be annexed into the City, the RV and RM-2 districts should
be considered as shown. This area is not currently within the City’s zoning jurisdiction and is not eligible for consideration of administrative rezoning.
3.) RV to RM-2 (East of N Cannon Blvd). This recommendation represents a downzoning of a somewhat isolated residential area located along the eastern edge of Cannon Blvd. Based on the average lot size within this area, the RM-2 appears to be a more
appropriate zoning district. The area appears to be dominated by a mix of single-family stick-built and manufactured homes and is mostly built-out. Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density. Note, however, that much of the land is built out, which reduces the need to rezone to accommodate new growth. A change would primarily address infill/redevelopment.
4.) RV to RC and C-2 (Dale Earnhardt Blvd). This area along the north side of Dale Earnhardt Boulevard, between Sharon and Lydia Streets, is recommended as consideration for a change to C-2, General Commercial, along the Blvd. and RC, high-density
residential, along the rear. The C-2 is a reflection of an existing trend along the Blvd., while the suggestion for high-density residential is based on the location of an adjacent transit line and nearby shopping facilities and elementary school. Plan suggests that this area could be considered for administrative rezoning to promote greater retail flexibility as well as mutli-family dwelling opportunities. Note, however, that this is not a great priority as the section of Dale Earnhardt Blvd. still contains a mix of residential and light office type uses. 5.) County Pocket to RM-2 (Centergrove Rd). This is the second of two unincorporated Cabarrus County “pocket” areas within the East Kannapolis Planning Area. This pocket is the smaller of the two and is located along the north side of Centergrove Road.
The Plan recommends RM-2, a single-family residential district with an average of four (4) units per acre. This recommendation is reflective of the adjoining zoning/land use as currently within the City and should this pocket be annexed into the City, the
RM-2 districts should be considered. This area is not currently within the City’s zoning jurisdiction and is not eligible for consideration of administrative rezoning.

2015 Land Use Plan Page 18

North Kannapolis
Planning Area

North Kannapolis Planning Area
The North Kannapolis Planning Area generally includes the area bounded by Lane Street to the south, the railroad to the west, the City and ETJ limits to the north, and Lake Fisher to the east. The planning area consists of approximately 3,480 acres (5.44 sq. mi.) and includes the large residential areas in the Jackson Park/Moose Road area. Most of this planning area is in Rowan County. Also of note, is that about one-half of this planning area is composed of land within the City’s extra-territorial jurisdiction or ETJ. ETJ allows for the City to maintain regulatory control over development of lands even though these areas are not within the City’s municipal limit.
Existing Conditions

♦ The North Cannon Boulevard commercial corridor is one of the most
fragile economic areas of the City. The Walmart-Foodlion shopping
center was constructed at the northern tip of the Boulevard in the
early 1990s; however, it has since been abandoned with the
construction of a new Walmart Supercenter on Roxie Street. Almost
no new construction or redevelopment initiatives have occurred along
this major thoroughfare. Several sites continue to deteriorate as they
sit vacant or have high tenant turnover. Attention must be given to
this vital corridor in terms of focused redevelopment efforts.
♦ Surrounding this corridor are residential areas that are also in a
similar economic state. With some exceptions, several of these
neighborhoods between 12th Street and 28th Street are in various
states of decline. The majority of these areas are composed of fairly
small lots and older housing stock that is subject to the ever-
increasing trend of conversion to rental housing. A disproportionate
number of manufactured housing parks are also located in this
planning area. Certainly, availability of affordable housing
opportunities is a need; however, it is also recognized that older
housing stock must be continually maintained or redeveloped to avoid
nuisance issues.

♦ At the extreme eastern edge of this planning area, across the
northern tip of Lake Fisher is the Fieldcrest Cannon Stadium, home of
the Kannapolis Intimidators, a Class A professional minor league
baseball team. Although located within the critical area of a
watershed, the stadium adds to the economic viability of the City’s
eastern edge and to the region as a whole.
♦ The ETJ area is zoned for low density residential and, with the
exception of a large quarry and private recreation park, the majority
is developed as such.

Future Impacts

♦ The North Kannapolis Planning Area does not include any new major
street connections. However, the area does include one proposed
transit line. At the southern edge of the planning area is the “Lane
Street extension”, an east-west route that would provide a link
between the downtown transit hub and the Fieldcrest Cannon
Stadium/Exit 63 area and all other points in between. This route is
currently not funded and is recognized as a future need.
♦ Utilities are substantially available in this area and no additional major
system expansions are identified. However, as with other older
developed areas of the City, portions of this planning area are in need
of attention in terms of maintenance and upgrades to existing
infrastructure (streets, water, sewer, and/or storm water facilities).

Supporting Facilities

♦ The North Kannapolis Planning Area includes the Fieldcrest Cannon
Stadium and surrounding open space. In addition, there also exists
an existing private recreation park, the Kannapolis Recreation Park.
The City has explored the possibility of converting this privately
operated park into a public park. Such a conversion is still a future
possibility.
♦ One greenways/pedestrian corridor is proposed in the North
Kannapolis Planning Area. This corridor would essentially bisect the
planning area and provide maximum accessibility to the residents of
this area. As planned, the corridor would extend from the downtown
area via Jackson Street and from the Lake Concord area along its
eastern fork to converge near Jackson Park Elementary School. From
there, the route forms a loop by extending along a western creek the
feeds into Lake Fisher, then edges the western shore of the lake and
extends further south into the East Planning Area. There may be a
possibility of extending a link to the Fieldcrest Stadium, located on the
east side of the lake, at some future point.
Fieldcrest Cannon Stadium
♦ The North Kannapolis Planning area includes the existing Fire Station
1, the central headquarters of the City’s Fire Department. The Plan
does not include any recommendations for new fire station facilities
as the current facilities provide adequate coverage.
♦ Police protection is provided via a central dispatch/headquarters
station located in the central City/downtown. No additional police
facilities are planned for this area.
Fire Station 1
North Cannon Blvd.
2015 Land Use Plan Page 19
North Kannapolis Planning Area
Please refer to the map on the previous page to view recommended zoning changes in the North Kannapolis Area. Please note that the numerical reference on the map corresponds to the numbers below.

1.) RM-2 to RM-1 (Ebenezer Rd). This recommendation reflects a downzoning of the majority of the ETJ area. As noted, the ETJ is currently developed as mostly low-density residential on moderately sized lots. This Plan suggests that
a reduction from the RM-2 (single-family, 4 units/acre) to RM-1 (single-family, 3 units/acre) is appropriate. As stated in the Plan’s Growth Management principles, “Single-family dwellings on larger (15,000+ square feet) individual
lots” is the preferred residential development style. Application of the RM-1 district provides for a minimum 15,000 square foot lot. Plan recommends that this area be administratively rezoned to promote the Plan’s Growth Management Principle in an area that is largely undeveloped.
2.) RV to RM-2 (East of N Cannon Blvd). Similar to the recommendations for Area #1 above, the recommendation for RM-2 is a downzoning from the current RV. The RV is high-density residential district that allows a maximum of eight
(8) units per acre, while the RM-2 is limited to single-family detached dwellings with a maximum of four (4) units per acre. This section of the City is developed is mostly single-family and does not appear to have the amenities
(transit options, etc.) necessary to support higher density residential. Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density. Note, however, that much of the land is built out, which reduces the need to rezone to accommodate new growth. A change would primarily address infill/redevelopment.
3.) RV to C-2 (N Cannon Blvd). This is a corrective recommendation as it reflects the addition of portions of parcels currently fronting on the Cannon Blvd. that are already zoned C-2. This recommendation simply adds the remaining
portion of these parcels to the C-2 General Commercial district to allow for maximum flexibility of commercial development along the Blvd. Plan recommends that this area be considered for administrative rezoning as a corrective adjustment to correspond to parcel lines. 4.) I-2 and I-1 to C-2 (N Ridge Ave and N Main St). There exist small pockets of light and heavy industrial abutting the railroad along North Ridge between Ebenezer Road and 22nd Street. This stretch of North Ridge has emerged as a
commercial corridor and continued viability for industrial along North Ridge Avenue is questionable. Plan recommends that this area be considered for administrative rezoning as a proactive adjustment to correspond to the dominant retail/service commercial uses along the corridor. 5.) O-I to C-2 (N Cannon Blvd). This section of North Cannon is unusual in that these few lots are zoned for O-I. The lots contain existing single-family homes that may be eligible for conversion to business at some future point. While
the O-I would allow for this, the C-2 may be appropriate, as it would also allow for the conversion while also providing increased number of land use choices. Plan recommends that this area be considered for administrative rezoning as a corrective adjustment to allow greater flexibility to the redevelopment potential for this section of Cannon Boulevard.

2015 Land Use Plan Page 22

Northwest Kannapolis
Planning Area

Northwest Kannapolis Planning Area
The Northwest Planning Area encompasses the West C street and West A Street corridors. The planning area is bisected by the largest of the three lakes in the City, the Kannapolis Lake. The Northwest Planning Area consists of some 3,100+ acres (4.85 sq. mi.). Also of note, is that about one-third of this planning area is composed of land within the City’s extra-territorial jurisdiction or ETJ. ETJ allows for the City to maintain regulatory control over development of lands even though these areas are not within the City’s municipal limit.
Existing Conditions

♦ The North Main Street commercial corridor is one of the more fragile
economic areas of the City. Focused redevelopment should be
initiated along this corridor to assist in revitalization.
♦ The West C street corridor, as it extends away from the center City,
contains a mix of light commercial and neighborhood retail uses.
Similarly, the West A Street corridor contains a smaller mix of
commercial uses as well as the large Baker’s Creek City park. The
City’s water treatment plant, as well as a wastewater treatment plant
formerly operated by Pillowtex Corp., is located just off the north side
of C Street, along Pump Station Road and Glenn Avenue. The former
Pillowtex treatment plant has redevelopment potential for either open
space/park uses or
♦ The areas north and west of C Street/Pump Station Road/A Street are
all zoned low-density, single-family residential. With few exceptions,
such as the Kannapolis Country Club, large lot residential/agricultural
is the dominant land use. By comparison, the neighborhoods edging
C Street/Pump Station Road/A Street are more urban in nature as
they are composed generally of smaller lot single-family residential.

♦ The Planning Area is dominated by Kannapolis Lake, the largest of the
three reservoirs within the City. Similar to Lake Concord and Lake
Fisher, development is somewhat restricted due to the presence of
the State’s water supply watershed regulations and its associated
limitations on impervious coverage/density. Watershed protection is
critical around the lake to protect the drinking water supply.
♦ The Northwest area has one bus transit line – the “blue” route. The
blue line will provide a link between the regional transit hub at
Carolina Mall/Northeast Medical Center (in Concord) and downtown
Kannapolis via a route generally along Main Street-Universal Street-
Dale Earnhardt Blvd-Bethpage Road-Franklin Avenue-C Street.

Future Impacts

♦ The Northwest Kannapolis Planning Area does not include any new
major street connections. The Plan does not recognize a need for any
significant improvements to the transportation network in the
Northwest area. The existing network is considered adequate to
serve the community’s needs within the next fifteen years.
♦ Utilities are substantially available in this area and no additional major
system expansions are identified. However, as with other older
developed areas of the City, portions of this planning area are in need
of attention in terms of maintenance and upgrades to existing
infrastructure (streets, water, sewer, and/or storm water facilities).
♦ This area potentially faces future growth pressures from Landis, as
well as the possible future incorporation of Enochville. Landis has
initiated an annexation at the northernmost point of this planning
area, along Cannon Farm Road. Enochville, the area immediately to
the west of this planning area, has expressed an interest in
incorporating. Both events would impact, as well as reduce, the
Extraterritorial Jurisdiction (ETJ) of Kannapolis.

Supporting Facilities

♦ The Northwest Kannapolis Planning Area includes the existing Bakers
Creek Park. Also proposed is a new park to be located along West 8th
Street at the site of a former landfill.
♦ The Northwest area also contains a substantial existing greenway
system that links the Bakers Creek Park with the Village Park (located
south within the Central Planning Area). The Plan illustrates the
desire to have the greenway system expanded north along the east
side of West A Street providing a link to residents in the Blackwelder
Park and Rosehill neighborhoods. The Plan also provides for an east-
west link to allow for citizens from the West 8th Street/northeast
Kannapolis area to access the parks.
Kannapolis Lake
♦ The Northwest Kannapolis Planning area does not include any existing
fire stations nor does it included any recommendations for new fire
station facilities as the current and/or proposed facilities in other
planning areas provide adequate coverage.
♦ Police protection is provided via a central dispatch/headquarters
station located in the central City/downtown. No additional police
facilities are planned for this area.

Bakers Creek Park
Kannapolis Country Club
2015 Land Use Plan Page 23
Northwest Kannapolis Planning Area
Please refer to the map on the previous page for recommended zoning changes in the Northwest Kannapolis Area. Please note that the numerical reference on the map corresponds to the numbers below.

1.) RV to RM-2 (West A Street). This recommendation reflects a downzoning of an area located along the east side of West A Street. Based on review of lot sizes and the predominance of single-family dwellings in the area, the application of RM-2 (a single-
family district of 4 units/acre) appears to be more appropriate than the current RV, a high-density residential district that allows a maximum of eight (8) units per acre. The downzoning is based on the Plan’s Growth Management principle of single-family
dwellings on individual lots being the preferred residential development style. The Blackwelder Park neighborhood would be included in this recommendation. Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density as well as to promote the Plan’s residential Growth Management principle.
2.) RV, I-1 to C-2 (North Main Street). This area captures portions of the North Main Street commercial corridor. A substantial amount of area along the east side of Main Street, along the railroad, is currently zoned I-1 Light Industrial. Based on inventory
of current land uses, the C-2 General Commercial would appear to be more appropriate as the overwhelming majority of the uses are retail/service in nature and not industrial. Similarly, a portion of the west side of Main Street between 13th Street and
Mary Street should also be considered for C-2 as the current RV high-density residential does not seem to be as practical. Plan recommends that this area be considered for administrative rezoning as a proactive adjustment to correspond to the dominant retail/service commercial uses along the corridor.
3.) RV to C-2 (North Main Street). This is a corrective recommendation as it would simply allow for a deep parcel fronting on Main Street to be zoned entirely for commercial and to eliminate the current split zoning. Plan recommends that this area be considered for administrative rezoning as a corrective adjustment to correspond to parcel lines.
4.) C-2 to RV (off North Main Street). In contrast to recommendation #2, this area is suggested for change from commercial to residential. This is proposed due to the fact that these lots front on Juniper Street and have no frontage on Main Street. Most of
them are small, built-out residential lots that are more in harmony with the established residential neighborhood in and around the Woodrow Wilson Elementary School. Plan recommends that this area be considered for administrative rezoning as a corrective adjustment to correspond to existing land use and frontage limitations.
5.) O-I, C-2 to C-1 (North Main Street). This recommendation covers the North Main Street shopping district as well as a collection of former mill homes that were converted (or are available for conversion) to office/service type businesses. It is suggested
that the C-1 light commercial be considered for this area as most of the sites have limited off-street parking and are more suited for low vehicle traffic businesses. The existing O-I and/or C-2 is not necessarily impractical, but the C-1 would improve the
number of available uses for current O-I zoned parcels, while the C-1 would remove some of the more auto-dependent uses for the current C-2 zoned parcels. Plan recommends that this area be considered for administrative rezoning as a means of encouraging light commercial uses within the North Main Street shopping district.
6.) RV to RM-1 (West A Street). Similar to Area #1, this recommendation reflects a downzoning of an area based on the Plan’s Growth Management principle of single-family dwellings on individual lots being the preferred residential development style.
Based on review of lot sizes and the predominance of single-family dwellings and other RM-1 zoning in the area, the application of RM-1 (a single-family district of 3 units/acre) appears to be more appropriate than the current RV, a high-density
residential district that allows a maximum of eight (8) units per acre. Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density as well as to promote the Plan’s residential Growth Management principle.
7.) RV to RM-1 (West A Street). This is a minor adjustment as recommended for an area that is located at the edge of the City’s jurisdiction. Along the northeast edge of the intersection of West A Street and Darty Street, the Plan suggests a downzoning
from RV to RM-1. The RM-1 (a single-family district of 3 units/acre) appears to be more appropriate than the current RV, a high-density residential district that allows a maximum of eight (8) units per acre. Should the City expand in this area to bridge
the unincorporated area between Landis, the RM-1 should be expanded. Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density as well as to promote the Plan’s residential Growth Management principle.
8.) RM-2 to RM-1 (west side of Kannapolis Lake). Similar to Areas #1 and #6, this recommendation reflects a another downzoning of an area based on the Plan’s Growth Management principle of single-family dwellings on individual lots (especially 15,000
square foot lots) being the preferred residential development style. Based on review of lot sizes, the proximity of the Lake and associated watershed, and the predominance of single-family dwellings and other RM-1 zoning in the area to the north, the
application of RM-1 (a single-family district of 3 units/acre) appears to be more appropriate than the current RM-2 (a single-family district of 4 units/acre). Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density as well as to promote the Plan’s residential Growth Management principle.
9.) RM-2 to O-I (West C Street). This represents a minor adjustment to account for an existing church located at the western edge of the City’s ETJ along West C Street. O-I Office-Institutional zoning would allow for greater development flexibility for the
church than the current residential zoning. Plan suggests that this area could be considered for administrative rezoning to recognize the exiting institutional land use. Note, however, that this is not a great priority as the church could request such a change when and if expansion is desired or simply comply with the slightly more rigorous review process of expansion under residential zoning.
10.) RM-2 to RM-1 (Rainbow Drive). Just like recommendation #8, this recommendation reflects a another downzoning of an area based on the Plan’s Growth Management principle of single-family dwellings on individual lots (especially 15,000 square foot
lots) being the preferred residential development style. Based on review of lot sizes and the predominance of single-family dwellings, the application of RM-1 (a single-family district of 3 units/acre) appears to be more appropriate than the current RM-2
(a single-family district of 4 units/acre). Plan suggests that this area could be considered for administrative rezoning as a corrective change to recognize the current land use/density as well as to promote the Plan’s residential Growth Management principle. 11.) RV, C-2 to O-I and C-1 (West C Street). This recommendation covers the West C Street corridor generally between Irish Buffalo Creek and Rainbow Drive. The corridor is currently dotted with a mix of heavy commercial zoning (C-2) and high-density
residential (RV). The Plan suggests that a better solution to allow for a mixed use corridor would be a combination of C-1 light commercial at the intersections with O-I office-institutional bridging the gaps in between. Similar to the Lane Street corridor
(East/North Kannapolis Planning Areas), the use of O-I is preferable, as it would allow for conversion of the small, residential lots into relatively low impact business uses. The C-1 would allow for a transition to a slightly more intense level of commercial
activity, while avoiding some of the more auto-dominated uses of the C-2 district. Plan recommends administrative rezoning for this area to provide a better transition of land uses than the current zoning supports. 12.) O-I to RM-2 (West C Street and Nathan). This recommendation reflects a downzoning from office-institutional to moderate residential. The parcel involved is the site of a former recreational lake that has been defunct for some time. The RM-2 district is
suggested based on inventory of surrounding land uses and density. Plan recommends administrative rezoning for this area to eliminate the potential encroachment of a new non-residential use in an area that is mostly residential.
2015 Land Use Plan Page 26

Central
Kannapolis
Planning Area
Central Kannapolis Planning Area
Supporting Facilities The Central Planning Area includes the traditional central business district (CBD) of the City as well as several surrounding older, core neighborhoods that helped define Kannapolis. Additionally, the South Main Street/Midway shopping center district is also covered in this planning area. The Central Planning Area includes approximately 2,880 acres (4.5 sq. mi.).
Dale Earnhardt Tribute
Existing Conditions

♦ The CBD is defined as an area bounded by the railroad to the east and within
the curvilinear Loop Road system as it enters along Dale Earnhardt Blvd.
(formerly Centergrove Road) from the south and exits to the north along
“Loop” Road and Jackson Park Road.
♦ The northern portion of the CBD is dominated by the former Pillowtex
Corporation’s monolithic textile mill complex. “Plant 1”, as it is commonly
known, contains a collection of massive manufacturing facilities spread over
158+ acres stretching between Main Street and Loop Road. Plant 4, which is
separated from the main complex by several city blocks, was sold by
Pillowtex in the summer of 2003 and is currently being demolished. Like so
many other towns, the mill complex is an icon for the City’s origins as a
textile community. The complex ceased operations in July 2003.
♦ To the south of the Plant 1 complex is the other dominant feature within the
CBD, the Cannon Village district. At the core is a tree-lined, Williamsburg-
inspired shopping village complete with brick pavers and other pedestrian
sensitive features to allow visitors and patrons to stroll along and shop at the
various merchants.

♦ Surrounding the CBD, are a number of residential neighborhoods that sprang
up as a direct result of the mill. Several of the neighborhoods are composed
almost entirely of homes that were constructed by the mill to serve as
dwellings for its workers. Many have been renovated and preserved, which
may make this area one of the largest intact “mill villages” in the country.
♦ The southern portion of the planning area contains the Midway/South Main
Street commercial corridor. Located just south of the CBD, this area is one
of the oldest commercial pockets in the City. Similar to the description of the
North Main Street commercial corridor, this area offers a mix of retail and
service uses along a narrow, strip setting. Also similar to the North Main
Street corridor, this area is somewhat deteriorating and in need of public and
private improvements..
♦ This Planning Area includes several existing parks. In the heart of downtown
is a small civic park known as Memorial Park and the recently completed
Dale Earnhardt Tribute Park. To the northwest of downtown is the larger
Village Park, which adjoins the YMCA-Senior Center-Library complex. To the
west of downtown and adjoining the City’s new Public Works Operation
Center along Bethpage Road is the soon to be completed Safrit Park. Lastly,
a small neighborhood park (James Street Park) is located in the Centerview
neighborhood, just east of downtown. The Central Planning area is
sufficiently served with public parks and no additional new parks are
planned. However, major improvements are planned; the recently
completed amphitheater was the first of these planned improvements.

♦ To the east of the South Main Street commercial corridor, across the railroad
is a less intensive, yet well-established commercial corridor along Ridge
Avenue. This parallel route is composed mostly of auto-oriented service-type
uses. Further to the east is “Cartown”, another long established residential
neighborhood composed of a mix of mill homes and other small lot single-
family dwellings.
Future Impacts

♦ The Central Kannapolis Planning Area includes a major realignment project
between Oakwood Avenue and Leonard Avenue. Oakwood Avenue is a
major north-south corridor serving the southwest edge of the City, but it
lacks a direct connection with the downtown area. As proposed this short
connection/realignment would provide a direct link between the CBD and the
City’s southwestern neighborhoods as well as other points west.
Cannon YMCA
♦ The Central area contains the northern hub of the new regional transit
system in shared space with a new rail station along Main Street in
downtown. The initial service includes two routes: (a) the Blue line, a north-
south line running a route along Main Street-Bethpage Road-Franklin
Avenue-West C Street, and (b) the
Green line, another north-south line
running a route along Concord Lake
Road (NC 3)-Little Texas Road-Jackson
Park Road. The Green and Blue lines
connect the Kannapolis hub with a
central hub in Concord, located near the
NorthEast Medical Center.
Cannon Village
♦ The Central area is to be served by a number of greenway/pedestrian links
that will provide access to the recreation areas as described above as well as
access to the downtown area and the popular Cannon Village shopping area.
The links as shown provide a pedestrian loop system that fringes the Central
Planning Area providing access to the other five planning areas as previously
described. Additionally, a series of connections to and from downtown
complete the system to allow for continuous non-vehicular access to and
from most any part of the City.
♦ As mentioned, the Central Kannapolis
area will also include a new passenger
train station. The station, which is
currently under construction, will
provide the City with an attractive yet
functional amenity and will provide train
travelers a contemporary, spacious rail
passenger station. The project is being
funded primarily by the State of North
Carolina, as the station will serve
Amtrak, the national rail carrier, and the
State’s burgeoning rail passenger
system.
♦ The Central Kannapolis Planning area includes the existing Fire Station Two
located off Bethpage Road at Richard Avenue. The Plan does not include a
recommendation for additional fire station facilities as the current Station
Two, in combination with our existing and/or proposed stations, provides
adequate coverage.
♦ Police protection is provided via a central dispatch/headquarters station
currently located along South Main Street. With the recent closure of the
City’s Community-Oriented Policing program (COPs), all Police personnel are
dispatched and based from this central headquarters. ♦ Utilities are substantially available in this
area and no additional major system
expansions are identified. However, as
with other older developed areas of the
City, portions of this planning area are
in need of attention in terms of
maintenance and upgrades to existing infrastructure (streets, water, sewer,
and/or storm water facilities).
♦ The City Administration offices (City Manager, etc.) are all located within the
Central Business District while the City’s Public Works staff (water, sewer,
streets, stormwater) is based out of a recently constructed
office/warehouse/garage complex located along Bethpage Road, just east of
downtown.

2015 Land Use Plan Page 27
Central Kannapolis Planning Area
Please refer to the map on the previous page to view recommended zoning changes in the Central Kannapolis Area. Please note that the numerical reference on the map corresponds to the numbers below.

1.) RV to RMV (Downtown, outside of Loop Road). This recommendation is somewhat unique in that it proposes the creation of a new zoning district, the Residential Mill Village or RMV District. The RMV is suggested as a means of
protecting surrounding residential neighborhoods that are composed substantially of the ubiquitous single-family mill house so characteristic of the early twentieth century textile mill community. The RMV could be as simple as a
limitation to single-family dwellings on a minimum 7,500 square foot lot. On the hand, the RMV could be expanded to include actual design standards to encourage and/or require construction of dwellings to be in harmony with the
mill home appearance. The use of the RMV district is intended to compliment the historical importance of these neighborhoods and to assist in preserving them. Plan strongly recommends the creation of the new RMV District and concurrent zoning map amendment.
2.) O-I, CC to C-1 (North Main Street). This recommendation focuses on a small portion of North Main Street where opportunity exists for the conversion of small residential lots to commercial use. Several homes along the east side
of Main Street have already been converted in such a manner, while the west side of Main is still primarily residential in use. The application of C-1 would provide greater flexibility for redevelopment activities and is in harmony
with a similar recommendation as suggested along North Main for the adjoining Northwest Kannapolis Planning. Plan recommends that this area be considered for administrative rezoning as a means of encouraging light commercial uses within and around the North Main Street shopping district.
3.) RV to O-I (First Avenue). This is a corrective recommendation as it covers an area that is composed of a public high school, a public middle school, and a church. The application of office-institutional zoning would allow for greater
flexibility for the schools and the church in terms of development/expansion as compared to the current residential zoning. The use of the O-I district would also serve to recognize the importance of these land uses in the
neighboring areas. Plan suggests that this area could be considered for administrative rezoning to recognize the exiting institutional land use. Note, however, that this is not a great priority as the schools and church could request a change when and if expansion is desire or comply with the slightly more rigorous review process for development under residential zoning.
4.) RV to RC (Bethpage Road). This recommendation is suggested as a reflection of the current land uses within the area as identified. As a corrective change, the RC would recognize the high-density development as established on
these parcels. Plan suggests that this area could be considered for administrative rezoning to recognize the exiting density/land use. Note, however, that this is not a great priority as the area is built out and the need for appropriate zoning is greatly diminished.
5.) C-2 to O-I (South Ridge Avenue). This suggested change represents a shift from heavy commercial to office-institutional along a relatively undeveloped portion of South Ridge Avenue. With the closure of the rail crossing at
Plymouth Street, the viability of this section of Ridge Avenue (between Plymouth Street and Caldwell Street) would appear negligible. The Plan suggests that this section be downzoned to O-I Office-Institutional, as this would
extend an existing O-I district south. South of Caldwell Street, the heavy commercial zoning would remain as it extends toward the intersection of Universal Street. Plan recommends the administrative rezoning of this area to prevent the northward encroachment of heavy commercial into an area that is no longer considered appropriate.
6.) I-1 to RV and B-1 (Rainbow Drive). This recommendation covers a small former industrial area at the intersection of Rainbow Drive and Pleasant Avenue. The area is no longer suitable for light industrial uses as it surrounded by
residential neighborhoods and has limited access. There does exist a couple of businesses along the eastern side and the Plan recommends the B-1 neighborhood business district should be applied to these sites. On the western
side, however, the land use appears to be mostly residential and the Plan suggests conversion to RV. Please note that expansion of neighborhood business zoning at this intersection could be an option for consideration as this area
is one of the highest density areas of the City and could utilize pedestrian accessible businesses. Plan recommends the administrative rezoning of this area to eliminate a light industrial district that is no longer considered appropriate given current land use patterns.
7.) RV to RC (Hwy 3). This recommendation reflects an upzoning in terms of residential density as the proposed RC allows a maximum of 15 units per acre while the current RV is limited to a maximum of eight units per acre. The
Plan recommends the increased density based on the location of a major thoroughfare (Mooresville Highway) and the proposed transit line that would serve the area. Additionally, a new public park (Safrit Park) is located just to
the south along Bethpage Road. Plan recommends that this area not be considered for administrative rezoning until such time as the proposed transit line is operating and/or is scheduled for operation.

2015 Land Use Plan Page 30

Western
and
Eastern Growth Areas
Western Growth Area
The Western Growth Area is an area that is currently not within the planning and zoning jurisdiction of the City of Kannapolis. However, as part of the City’s long-range land use planning effort, the City does recognize the importance of identifying future growth areas and potential demands base upon projected development patterns and densities. Kannapolis continues to strengthen its cooperative planning relationship with both the City of Concord and Cabarrus County. The information included in this document reflects an attempt to define mutually agreed upon recommendations for land use as well as limits for the City’s future western growth area. The focus of the recommendations for land use in the “future growth areas” outside of the City’s current zoning jurisdiction is mostly limited to Cabarrus County at this time. It is hoped that similar intergovernmental cooperation could be initiated in Rowan County among Kannapolis’ neighboring jurisdiction of Landis as well as the County itself. In cooperation with Concord officials, the area as shown, has been defined as being reserved for future Kannapolis growth (please note the Concord growth area also shown to the south). An annexation agreement was adopted by both cities to formally establish an annexation/utility service boundary within Cabarrus County. Such an agreement is not intended to initiate annexation of these areas; rather the focus is to clarify as to who is the service provider in the north/northwest portion of Cabarrus County.
Existing Conditions

♦ The Western Growth Area comprises a large unincorporated area in
the northwest corner of Cabarrus County. The area is currently
dominated by rural, low intensity development.
♦ However, over the last decade development, especially residential
single-family development, continues to creep northward and
eastward from Charlotte-Mecklenburg County. The NC 73 corridor,
the southern boundary of the Western Growth Area, has had a
tremendous amount of new housing units approved in the last five
years. The installation of a sewer trunk line (the Rocky River
Interceptor) was the key driving force behind the explosion of
development. This sewer line is located at the extreme western edge
of Cabarrus County as it follows along the Rocky River basin.
Pressure has been placed upon both Kannapolis and Concord to
provide water service to these new developments. This has prompted
each City to work together with the County and WSACC, a regional
wholesaler of sewer services, to develop long-range plans for
provision of utilities.
♦ The land uses as shown for the western growth area essentially
reflect the County’s current zoning pattern with the exception of
anticipated changes between the Mecklenburg County line and Shiloh
Church Road. Maps of both the current zoning and proposed land
uses are included on the following pages.
♦ As shown, the majority of the area is suggested for single-family
residential development with a maximum of one (1) unit per 2 acres.
This low density is based on the requirements of the Coddle Creek
watershed regulations.
♦ A major hurdle for the City, in terms of reaching the extreme western
portion of Cabarrus County, is Lake Don T. Howell, the largest body of
water in Cabarrus County. Constructed in the early 1990s, Lake
Howell is a regional watersupply reservoir. As a result, areas within
the Lake’s watershed are subject to restrictive limits on density and
impervious coverage. This limits the natural growth progression for
Kannapolis that is afforded to the City of Concord to the west.

♦ Located near the Mecklenburg County line, just north of Davidson
Highway (NC Hwy 73), is an area shown as allowing up to three (3)
units per acre.
♦ Non-residential land uses are shown as a light commercial area
located at Highway 73 and the County line, and then mixed-use areas
at the northwest intersection of Davidson Highway and Odell School
Road, as well as the intersection of Highway 3 and Davidson-Concord
Road.
Lake Howell
♦ The Highway 73 Transportation/Land Use Plan also plays a major role
in how this area develops. The plan is scheduled for adoption in the
summer of 2004 and will strictly guide development in the Highway
73 corridor. This plan recommends further detailed studies at specific
intersection, two of which are located in this growth area – the
neighborhood center node at the Mecklenburg County line and the
mixed-use node at Odell School Road. Both projects will require the
joint participation and coordination of multiple jurisdictions.
Supporting Facilities Future Impacts ♦ The Western Growth Area includes plans for one new municipal fire
station to be located in the general vicinity of Odell School Road-Jim
Johnson Road area. This Station is primarily conceptual at this point
and is not scheduled for serious consideration until some future point
when the demand is more defined as this area becomes more
urbanized and is annexed into the City.

♦ In addition to the formal service area agreement with Concord, the
City (as well as Concord officials) are also working with Cabarrus
County officials in the development/update of its Northwest Area Plan.
Originally adopted in the early 1990s, the Plan was developed as land
use plan that covers the entire northwest corner of Cabarrus County,
including the Coddle Creek area which is now within the City of
Kannapolis. As the current Northwest Area Plan is now 10+ years
old, the County is now in the process of updating it. As a result, the
County has solicited for participation from both cities. This process
was kicked off in the spring of 2003 with anticipated completion in the
fall of 2004.
♦ The Western area also shows the addition of one new public park to
be located at the end of Macedonia Church Road along the eastern
show of Lake Howell. This park is also planned to be accessed via a
greenway connection extending from the City’s Coddle Creek area.
The Livable Communities Blueprint also highlights the need for a
district park located near Lake Howell, preferably with lake frontage.

2015 Land Use Plan Page 31

Eastern Growth Area
The Eastern Growth Area is an area that is composed mostly of land currently not within the planning and zoning jurisdiction of the City of Kannapolis. However, as part of the City’s long-range land use planning effort, the City does recognize the importance of identifying future growth areas and potential demands base upon projected development patterns and densities. Kannapolis continues to strengthen its cooperative planning relationship with both the City of Concord and Cabarrus County. The information included in this document reflects an attempt to define mutually agreed upon recommendations for land use as well as limits for the City’s future eastern growth area. The focus of the recommendations for land use in the “future growth areas” outside of the City’s current zoning jurisdiction is mostly limited to Cabarrus County at this time. It is hoped that similar intergovernmental cooperation could be initiated in Rowan County among Kannapolis’ neighboring jurisdiction of Landis as well as the County itself. In cooperation with Concord officials, the area as shown, has been defined as being reserved for future Kannapolis growth (please note the Concord growth area also shown to the south). An annexation agreement was adopted by both cities to formally establish an annexation/utility service boundary within Cabarrus County. Such an agreement is not intended to initiate annexation of these areas; rather the focus is to clarify as to who is the utility provider in the north/northwest portion of Cabarrus County.
Existing Conditions

♦ The development pressure along the City’s eastern side is not nearly
at the same level as that which is facing the western edge (see
comments on Coddle Creek Area and Western Growth Area).
♦ The key factor in development of this eastern area is the
maximization of the Lane Street interstate interchange and associated
water/sewer availability. If and/or when infrastructure is available in
sufficient supply along the eastern side of I-85, it is envisioned that
development pressure will increase, especially as other development
areas along the Interstate corridor that are closer to Charlotte begin
to build out. The lack of sewer (Little Cold Water Creek line) prevents
large scale development.

Future Impacts

♦ Unlike the western growth area, this unincorporated portion of
Cabarrus County is not included within an existing long-range land
use plan. Additionally, Cabarrus County officials indicated that no
such effort is included in their current work plan. However, there has
been some preliminary discussion among the planning staffs for
Kannapolis, Cabarrus County and Concord regarding the need to
develop a joint plan similar to the process being used to update the Northwest Area Plan, a multi-jurisdictional land use plan for the
extreme northwest edge of the county.
♦ The land uses as shown for the eastern growth area essentially reflect
the County’s current zoning pattern with the exception of the portion
that is already within the City of Kannapolis.
♦ As shown, the area generally between the Interstate and Old
Concord-Salisbury Road is proposed as single-family residential with a
maximum of four (4) units per acre, while the area east of Old
Concord-Salisbury Road is suggested as single-family residential with
a maximum of two (2) units per acre.

♦ The only non-residential zoning proposed in this area is located
around the Lane Street-I-85 interchange. A mix of commercial and
light industrial land uses are proposed along Lane Street between the
Interstate and Old Concord-Salisbury Road.
♦ Also of note is a recent satellite annexation by Kannapolis just east of
the Lane Street and Old Concord-Salisbury Road intersection. The
development of this tract equates to four (4) units per acre and may
set the precedent for the option of residential density higher than that
which is currently shown for the areas east of Old Concord-Salisbury
Road.
Supporting Facilities

♦ The Eastern area is proposed to include one new municipal fire
station to be located generally in Brantley Road-Patterson Road area.
This Station is suggested for construction at some future point when
this area is much more developed and the demand is more defined.

Industrial Development
Rural/agricultural land use
2015 Land Use Plan Page 34
Conclusion
The success of any plan is based on its implementation, and this plan is
no different. In order for this Plan to be a success it must be used as a
tool in land use decisions made by City staff, the Planning and Zoning
Commission and the City Council. Property owners and developers must
use it as a guide to how growth will occur in the area and what the vision
is for the City with regard to land development. The City must update it
regularly as factors change and new trends develop, which impact the
recommendations made within this Plan. Lastly, the Plan should serve as
a stepping-stone for further initiatives that will address many of the
challenges and opportunities faced by the City of Kannapolis. These
challenges and opportunities include but are not limited to the following:
Challenges

1. Lack of sufficient non-residential tax base – The current
heavy reliance on residential tax payers City operations continues
to create conflicts between the desire to provide improved service
levels without further burdening residents with higher taxes.

2. Aging infrastructure – The “original” City, those areas
developed prior to original incorporation are served by old water
and sewer lines, as well as older, narrow streets lacking in curb,
sidewalk or stormwater facilities. This is somewhat of a common
problem in all older cities; however, it is a necessary consideration
in terms of fiscal impact and service delivery.

3. Constraints on City expansion – Kannapolis is in a somewhat
compromised position for physical expansion as we are
constrained by other municipalities to the north and south and
Lake Howell and watershed density limits to the west.

4. Weak regional image – Up until recent years, Kannapolis has
not been viewed as a progressive community. While the current
leadership is working hard to improve this image, it will likely take
some time and some key events (such as the development of the
Gateway Business Park). As a related issue, some of the City’s
key entry points or gateways that help identify/distinguish
Kannapolis are in need of attention.

5. Aging housing stock – Similar to the infrastructure concern, the
housing stock in the older “original” City area is aging. As its
foundations as a mill community, a substantial portion of this
housing was developed and maintained by Cannon Mills for many
years. Over the last 10-20 years, a substantial number of these
homes have been sold to individuals. While this is certainly a
positive trend in terms of home ownership of affordable housing,
there is also a potential for increased disrepair and a lack of
proper maintenance of these homes. This is especially true where
such units are purchased for use as rental property.

6. Infill development and low value investment – One of the
basic tenets of the “smart growth” movement is that urban core
areas should encourage and support higher densities to
offset/discourage sprawl in the suburban fringe. This ideal
encourages “infill” development. The City’s current zoning allows
densities between 6-15 units per acre in the older, traditional city
core. While the UDO attempts to provide minimum standards for
development, the type of infill development that developers are
willing to invest in is still primarily market driven. Unfortunately, a
substantial amount of the city’s existing housing stock is below
the regional average value. This results in weakening the
marketability of the vacant developable tracts within the urban
core for average to above-average value housing. The struggle
between permitting the market to dictate value versus the City
trying to influence this value will continue in certain “fragile” areas
of the City. Fortunately, most of the land in these declining areas
has already been developed and this conflict will become less of
an issue. However, the future concern of these areas will then
shift towards redevelopment and reuse.

7. Transportation and NCDOT – As with most areas that are
experiencing higher than average growth, the roadways and
transportation systems cannot keep pace. Our local decision-
making ability regarding transportation management and planning
is weak at best, as North Carolina Department of Transportation
controls the majority of major roadways that generate the most
traffic. The City participates in a Metropolitan Transportation
Organization (or MPO, a regional transportation planning group
that reviews and makes recommendations to NCDOT), but
ultimately the final decisions for funding/construction of many
major transportation projects is subject to NCDOT’s approval.
Future City participation in roadway improvements may be
necessary in order for a local project to receive funding.

8. Shift in economy from manufacturing to service industries
As has been the trend for well over a decade, the manufacturing
sector continues to decline while the service sector gains in terms
of workforce composition. Until July of 2003, manufacturing was
a key source of employment and a major component of the City’s
local economy. The necessary shift in the City’s local economy as
a result of the Pillowtex closure presents a challenge to the
current leadership of Kannapolis.

9. Declining commercial areas – Another concern of the older,
established core area of the City is the narrow commercial
corridors along Cannon Blvd., Main Street, etc. that are
progressively deteriorating in some areas (such as North Cannon
Blvd.). In the majority of instances, these strip commercial areas
have limited ability for substantial expansion due to the close
proximity of residential development at the rear. Upgrading these
fragile areas will be a key component of improving the overall
image and competitiveness of the City.

10. Fringe development - Another concern relates to the City’s
inability to control land use decisions within certain developing
fringe areas. This is particularly true of the area west of Lake
Howell in Cabarrus County. These areas are opening up to
development pressure due to the construction of the Rocky River
sewer trunk line by the Water and Sewer Authority of Cabarrus
County (WSACC). Subsequently, prospective developers are
pushing local water providers, including Kannapolis, for certain
commitments regarding water service. Unfortunately, the
demand for water and corresponding development is well in
advance of planned growth areas for the City. Additionally, the
City has no direct control of land use decisions as Cabarrus
County will not grant extraterritorial jurisdiction (ETJ) to the City,
nor does the City have annexation authority in more than one-half
of the area.

11. Parks and Recreation - The City, along with most of the region,
lacks sufficient parks and recreation facilities. Deficiencies include
the need to acquire/reserve parklands as well as the need for
construction of the actual facilities and associated programming.

12. Educational Attainment – Based on the 2000 Census, the City
continues to lag behind the State average in several educational
attainment categories. Poor performance in these indicators may
detract from the City’s ability to “compete” with other
communities for new employers.

2015 Land Use Plan Page 36
Conclusion
Opportunities

1. Proximity to Charlotte – As with the other rings cities around
Charlotte, Kannapolis has the advantage of being located within
this growing metropolitan area. Location within a major metro
area allows Kannapolis to reap certain benefits from spillover
growth as the population expands outward. Additionally, from a
marketing standpoint, Kannapolis can include certain Charlotte
area amenities such as the Charlotte-Douglas International
Airport, sporting teams, and the Charlotte Symphony.

2. Emerging commercial areas – Kannapolis has positioned itself
well in that there are several burgeoning commercial areas. In
addition to the activity around the Gateway Business Park and the
new Kannapolis Parkway interchange, the area along Dale
Earnhardt Boulevard and areas along South Cannon Blvd. have
opportunity for development. Also, the potential for development/
redevelopment exists at the NC73 - Biscayne Drive - I-85 area and
the Lane Street - I-85 interchange area.

3. The Coddle Creek, Shiloh Church Road and Odell School
Road areas – The Coddle Creek was strategically annexed in the
1990s with the express intent to preserve this area for future
Kannapolis growth. The time for this growth is now.
Infrastructure is being completed; the Kannapolis Parkway (a new
north-south five-lane thoroughfare) is under construction from NC
73 to NC 3. Land use decisions in this area will be key for the
immediate future of Kannapolis’ growth. With the recent
legislative annexations in the western area, the Shiloh Church
Road and Highway 73 area offers growth opportunities for the
City for both residential and commercial development. Additional
opportunities for commercial development exist at the intersection
of Highway 73 and Odell School Road, and lie within a viable area
for voluntary annexation.

4. The Central Business District (CBD) – Kannapolis has a
strongly defined and well-maintained central business district.
The downtown area, most of which consists of Cannon Village, is
an area that has established a positive image for the City. The
combination of colonial-styled buildings with ample mix of green
spaces provides an attractive and welcoming downtown area.
The commercial center also provides residential opportunities, as
apartments are located above storefronts. An even greater
opportunity, which is also a challenge for the City, is the
redevelopment of the Pillowtex Plant 1 and 4 sites. Located in the
heart of downtown, the redevelopment of these sites plays a
significant role in the future of downtown. Significant care should
be given to specific redevelopment plans for these sites.

5. Historic Mill Village - Another asset of the older center city area
is the well preserved “mill village” housing that dominates the
areas immediately surrounding the central business district (CBD).
Past preservation efforts in these areas should be rewarded by
exploring a more formal recognition of these neighborhoods.
These residential areas along with the CBD area should be
considered for nomination on the Federal National Register of
Historic Places program. Inclusion on the National Register listing
is another means by which Kannapolis builds a separate identity
and its quality of life

6. Neighborhoods – Kannapolis has another strength in that
several of its residential neighborhoods have a sense of place that
separates it from other neighborhoods. Residents feel a part of an
area or group and have a sense of pride in identifying with their
respective community.

7. Affordable Housing – Due to the need for housing for the
decades of mill workers, Kannapolis has an abundance of
affordable housing stock. Assuming that this housing stock is
properly maintained, the City is certainly not deficient in terms of
affordable housing opportunities. As an example, the City has
had an abundance of new housing developments offering new
homes priced at under $120,000.

8. Public Transportation – The City has partnered with the City of
Concord to implement a bus transit system to serve the public
transportation needs for the two communities. This is positive in
terms of providing alternative transportation options for those
who cannot drive or afford their own vehicle. An additional
benefit of such a program is the proactive effort of the City (cities)
to reduce air emissions from single-occupancy automobiles. This
new service provides an opportunity to consider allowing for
higher density developments and transit-oriented development
options as included in the UDO. It also provides a link to
Charlotte for workforce commuters.

9. Less reliance on textile jobs – Although the shift away from
manufacturing jobs was listed in the constraints section, this can
also be an asset. The traditional reliance on one industry sector
has contributed to a lot of the problems that have been identified.
Diversity in employment is beneficial, as the potential negative
effects of shifts in global/regional economics will have less of an
impact as the variety of businesses increases. The City’s
development of the Gateway Business Park is a progressive step
towards providing opportunities for new businesses to locate or
expand into Kannapolis. The new park will provide the
contemporary facilities and the supportive infrastructure necessary
to attract new business, which will assist in diversifying the City’s
workforce skills. Furthermore, capitalizing on the emerging tourist
and retail development sector will be an important task in the
near future.

10. Intergovernmental cooperation – Kannapolis has continued to
nurture a good working relationship with the City of Concord and
Cabarrus and Rowan Counties. Several recent joint projects have
been achieved through partnership with these two entities.
Examples include the Unified Development Ordinance (UDO), the
Livable Communities Blueprint (LCB), the RIDER Transit System
and an Annexation Agreement with Concord. Any opportunity to
build similar relationships with other surrounding communities
such as Landis and Davidson should also be explored.

11. Low crime rate – Kannapolis has continually maintained one of
the lowest crime rates of any city of similar size in North Carolina.
Largely due to the efforts of the Police Department, the city’s
2000 crime rate was 934 occurrences per 100,000 persons. By
comparison, the State average was 4,921 per 100,000. The
Kannapolis Police Department is respected regionally as a high
quality organization and this reputation was more formalized in
the year 2000, when the department received national
accreditation by the Commission on Accreditation for Law
Enforcement Agencies, Inc. (CALEA).

12. Other positives
♦ New train station – the City has partnered with NCDOT in
the construction of a new train station. This station will be
a new “gateway” to the City and provide a nice
complement to the Dale Earnhardt Tribute Park. Should
the State’s high speed rail program be implemented, the
significance of this facility would be heightened.
♦ Minor League Baseball – Kannapolis has a quality of life
asset in the Fieldcrest stadium and the Intimidators minor
league baseball team.
♦ New Kannapolis Post Office – The United States Post Office
has recognized growth pressures in the area and begun
construction of a new, larger Kannapolis Post Office at the
intersection of South Ridge and Dale Earnhardt Boulevard.

2015 Land Use Plan Page 37

Final Implementation Recommendations
In addition to the land use recommendations included within this
document, the following should be considered as additional steps for the
City to address its challenges and meet its opportunities head on. Some
of the steps listed below directly involve land use decisions and
development, while others indirectly affect the future growth of the City.

□ Capital Improvement Program (CIP)
A CIP assists a City in managing and planning for the use of its physical
assets. To be good stewards of the public tax dollars the City must
consider the long-term implications of the location and condition of public
infrastructure for private economic decision-making. For example,
individuals buy homes where they can enjoy the quality of life they
desire. Businesses locate in communities with conditions favoring owners’
desired economic returns. Governments cannot allocate funding to meet
all of these demands at once, but instead must ration capital to support
physical improvements, such as parks, schools, police stations, streets,
and underground water or sewer lines. Governments turn to long-term
capital planning and budgeting as a way of structuring the review and
funding of capital improvement projects competing for economic
resources. Capital projects may include purchasing land, constructing a
new public facility, improving the infrastructure (e.g., refurbishing a
bridge, resurfacing a street), enlarging an existing public enterprise (e.g.,
expanding a sewer system), purchasing major equipment (e.g., fire
pumpers). Capital planning and budgeting provide a community the
opportunity to anticipate, not react to, trends and developments critical to
the well-being of its citizens.
□ Code Enforcement Plan
Code enforcement includes the enforcement of all City ordinances and
codes, but the most common ordinances violated are the Unified
Development Ordinance, public nuisance, minimum housing standards
and junk/abandoned vehicles. The City currently addresses code
violations on a complaint-driven basis. Code violations directly affect the
appearance of a City’s neighborhoods and commercial corridors and
therefore, when left unattended can dramatically and quickly impact the
image of the City. A systematic plan should be developed to address
code violations in a proactive manner throughout the City.
□ Small Area and/or Corridor Plans
Additional plans should be done to focus on specific areas in the City that
are in need of additional attention. Areas such as North Main Street,
North Cannon Boulevard, and Midway, which are economically distressed,
could benefit greatly from individual small area plans. Such plans would
help identify specific infrastructure needs and community concerns, as
well as funding opportunities for improvements. Cabarrus County is in
the beginning stages of administering an economic recovery grant from
the State for the redevelopment of the Pillowtex properties, which
includes Plant 1. Upon completion of the grant, the City should consider
a small area plan to help provide a vision for the redevelopment of the
Plant 1 and Plant 4 properties.
□ City-wide Beautification
Additional support should be given to the Kannapolis Beautification
Commission (under the auspices of the Parks and Recreation
Department) and further emphasis placed on beautification efforts at the
City’s gateways and major corridors. Just as how code violations can
quickly detract from a City’s image, beautification efforts such as
landscaping and façade improvements can quickly improve a City’s
image.
□ Redevelopment Incentives
With regard to commercial development, fragile or distressed areas are
those areas of the City where businesses are struggling for various
reasons, there has been little to no new business investment, or there is
a high business turnover rate and lack of stability. Areas such as this can
decline rapidly, which unfortunately compounds the problem by not
encouraging new investment in the area. Incentives by the City should
be evaluated and considered to act as a catalyst for redevelopment of
such areas (primarily North Cannon Boulevard and North Main Street);
incentives can include infrastructure improvements, façade grants, loans
or tax incentives.

□ Low Density Residential Development

Low Density residential development should be the encouraged use by
right in growth areas, and higher density residential development
permitted only with good, quality design.

□ Highway 73 Transportation and Land Use Corridor Plan

The Highway 73 Transportation and Land Use Corridor Plan began in April
2003 and is a collaborative effort between NCDOT, the Centralina Council
of Governments, and the municipalities and counties along the Highway
73 corridor between Highway 321 (Lincoln County) and Interstate 85
(Cabarrus). Recognizing the fact that NC73 is one of two east-west
highways serving our rapidly growing area, the main purpose of the NC73
initiative was develop a systematic plan to control traffic volumes and
access management, minimize the impacts to homes and businesses
along the corridor, and preserve the vitality and integrity of the highway.
An important element to this corridor plan, which differs from typical
NCDOT corridor plans, is that it integrates both the future transportation
needs as well as the future land uses. It is primarily through the land use
component that Kannapolis, and other jurisdictions, will be held
accountable for the implementation of the NC73 Plan once adopted. All
jurisdictions are being asked to agree and sign a Memorandum of
Understanding to illustrate their commitment to implementing the Plan,
future collaboration with other government entities, and accountability to
other jurisdictions in making future land use decisions along the NC73
corridor. The NC73 Plan should be an important tool for all land use
decisions made by the City that impact the corridor.
Conclusion

□ Updates to the Kannapolis 2015 Land Use Plan

This Plan should be updated regularly on an as needed basis; however,
no more than five years from the first adoption. It is recommended that
the Coddle Creek Planning Area and the Western Growth Area be
reviewed annually due to the existing and anticipated growth in these
areas of the City.
2015 Land Use Plan Page 38