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<br />Planning and Zoning Commission Minutes <br />November 17, 2005 <br /> <br />32 <br /> <br />Mr. Lentz said not quite a year. <br /> <br />The Chair said the way he looks at it is that he would love to live in a place like that but <br />he does not think he could afford too. He personally does not have any objections to <br />starting there. He said as you do text amendments and those kinds of things it gets to be a <br />little more plain and you begin to understand more and more the consequences of what <br />you are doing. He said you are going to go through the public comment phase on the text <br />amendment and those kinds of things as well. He personally thinks it is ok to start getting <br />real about this. <br /> <br />Ms. Daugherty said one ofthe things it addresses is the rapid low density growth. She <br />said a big chunk of this area that this involved is stuff that the county has recently <br />rezoned to pretty low density. She asked how just oppose those two issues. She said <br />people here think they are going to be low density. <br /> <br />Mr. Lentz said the idea behind the plan is that Davidson has the same concept for the <br />eastern part of their town, which is what they call their rural planning amendment. He <br />said Huntersville in the eastern part of their area have their rural open space preservation <br />and mandatory stuff going on there. He said the folks who live in that type of <br />development still need to shop, still need to go to the doctor, they still have services they <br />have to go to so it is the town and country concept that you have nodes of activity that are <br />going to have higher density where maybe a bus can transport those folks. He said there <br />are going to be people who live in the country side that go into the town for services and <br />all that. He said sometimes in our development patteru we do not think about the town <br />and country concept, we just put a particular zoning out whether it be medium density <br />everywhere or low density every where but do not accommodate one use or another we <br />spread it out across a very large area without any other concept of other uses that could <br />happen and where those uses might occur. He thinks what this tries to do is it says there <br />needs to be serVices, it is an activity node and to have a successful activity node you have <br />to have people and mixes of uses, so this is a good place to do it. He said you have <br />natural geographic breaks because of the Rocky River and the buffers and things, and <br />some properties in Davidson and Huntersville that have permanent conservation <br />easements on them. He said you have this natural area that if you allow some higher <br />density activity to happen the other areas are going to be protected; it is not going to spill <br />over because of those geographic barriers as long as we make good land use planning <br />decisions and do not let it creep over. <br /> <br />The Chair said you have the area north of 73 to the county line now zoned country <br />residential or AO up around the lake and north of the lake. He said since they are zoned <br />that way now the county can control where any of these areas of higher density might <br />make a lot of sense or whoever controls the zoning out there can do that. He said <br />somebody can come in and ask for rezoning and you do not have to give it them. <br /> <br />Mr. Lentz said that is exactly right. <br /> <br />f--:}:J <br />