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11. 4.3.14 States that the zone should not be sought if adjoining any single-family residential zone yet most proposed C-2 zoning districts (and existing.businesses) do exactly that. Those business locations seem very appropriate and the buffering requirements take out the associated negatives. Perhaps the definition should be altered. The O-I, B-1 and C-1 office and commercial districts are designed to abut single family residential areas. These districts provided for low to medium intensity projects that may be compatible with the adjacent neighborhoods. The C-2 district Is designed for higher intensity commercial uses that may also have outdoor storage or sales areas. In general, these are not compatible with single family neighborhoods uniess they are very well designed. The definition does not prohibit the C-2 district from locating next to single family areas it only suggests that it be avoided. 12. 4.4 The Zoning Maps are still conceptual which is making it very difficult to examine Rue implications of zones to actual parcels. Formal proposed zoning maps should be completed with adequate time for review. The conceptual zoning maps are the "proposed zoning map". Staff will change the title on the map to reduce confusion. In addition, a table has been in circulation for several months to let the public know how the current zoning districts will be converted to new zoning districts. Staffhas been receiving input from property owners to ensure the map is as accurate as possible. Two drop in sessions were also held to allow property owners to view the proposed map and give staff input regarding the proposed changes. 13. 4.6.2.3 Will use determinations be added to the use matrix? If so how does the public hearing section and text section apply? Same type of question for how ratification applies. No, the determination would not be added to the table. Any change to the table would require a text change. The public hearing section and text amendment section apply when no similar use exists in the Use Matrix as the use being requested. In this case, a text change and public hearing would be required. 14. 4.7.6 The last sentence seems to penalize a property owner for owning two adjoining lots that would have met a prior regulations standards but are now non-conforming. If the lot met earlier regulations why should it not be allowed to be developed on now. This is the current policy for several jurisdictions including Cabarrus County. 15. 4.8 Cluster regulations are good but why are non-clustered developments also required to provide up to 20 percent open space as a part of their subdivision without the benefit of the lot size reduction. In the cluster option the loss of land does not result in loss of lots. Residential subdivision open space requirements range from 8% to 12% depending on overall density per Table 6.5-1. The Campus Development district (20% open space required) is-designed for the development of office or corporate campuses and provides significant flexibility in lot layouts and sizes, similar in design to Crown Point or University Research Park. The Planned Unit Development (25% open space required) district is a voluntary zoning district that provides opportunities for significant flexibility in lot layouts and sizes and provides the opportunity to mix several uses (both residential and non- residential) within one project.