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January 5, 2009 (Work Session) Page 1119 constituting open space, manmade uses must take care to enhance and not detract from the essential character of the area. Countryside Residential Lands in this district have a strong rural, pastoral feel. Natural environmental elements such as tree lines, small ponds, rock formations, and manmade elements such as pasture fencing are to be retained, if at all possible. Although the area is capable of handling higher densities of development, development is kept at very low overall densities. Development includes only the standard single family detached dwelling. The site sensitive design concept is carried out through performance based standards on residential development with the technique of "clustering". In general, clustering is an arrangement of physical structures on land with an emphasis on retaining natural areas as open space. It is the primary way in which development can be successfully blended into the rural landscape. Office/Institutional This district is intended to accommodate relatively low intensity office and institutional uses at intensities complementary to residential land use. Where appropriate, this district can serve as a transition between residential land use and higher intensity nonresidential land use. Limited Industrial This district provides for both large and small scale industrial and office development. The primary distinguishing feature of this district is that it is geared to indoor industrial activities which do not generate high levels of noise, soot, odors and other potential nuisances/pollutants for impacting adjoining properties. It is typically located in areas of the county with infrastructure, i.e., higher volume roadways, water and sewer. Light industrial zones may border higher density residential zones only when an effective buffer exists, for example, a natural structural feature such as a sharp break in topography, strips of vegetation or traffic arteries. In no case, would a limited industrial zone be located so as to result in industrial/commercial traffic penetrating a residential neighborhood. Medium Density Residential This district is intended to permit development with a moderately high density community character. This district allows open space and amenity subdivisions. Residential development options for this zone include a variety of housing types, including townhouses. These zones are located where public utilities either are available or are envisioned available within the next ten years. Area Plan Consideration: The properties discussed in this rezoning proposal are part of the Central Area Land Use Plan (CALUP). The proposed zoning changes are consistent with the CALUP and are a necessary component of the implementation of the Plan as adopted by the Cabarrus County Board of Commissioners on August 18th 2008. Staff Analysis: This is a conventional rezoning request. All uses permitted in the A0, CR, LI, OI and MDR zoning designations would be permitted on the subject properties if rezoned. Consideration of Proposed Rezoning: The proposed zoning changes are consistent with the adopted Central Area Land Use Plan and are in keeping with the intent of the zoning ordinance for the A0, CR, LI, OI and MDR zoning districts as defined in the Cabarrus County Zoning Ordinance. As she reviewed the report, Ms. Morris and Jonathan Marshall, Commerce Director, responded to a variety of questions from the Board regarding zoning classifications, utility extensions, the number of meetings held on the plan, etc. Chairman White asked Richard Koch, County Attorney, to explain the requirements of a de novo hearing. Mr. Koch stated the Board will have the option to rezone the parcels consistent or inconsistent with the proposed land use plan. He reported the following: rezoning of this type is a legislative decision; the Board may feel limited by the Interlocal Agreement entered into with the City of Concord; within the Interlocal Agreement, the Board committed to develop a plan jointly with Concord and to then rezone consistent with that plan; if the Board chooses not to rezone the majority of the parcels consistent with the plan, it may constitute a breach of the