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May 23, 2005 - Regular Meeting Page 190 At 9:50 p.m., Chairman Carpenter opened the public hearing for Countywide Zoning Map Amendment C05-04(R) and the proposed new zoning districts. She stated comments would be limited to three minutes. The Notice of the Public Hearing was published in THE CHARLOTTE OBSERVER (Cabarrus Neighbors) on April 24, May 1, May 8 and May 15, 2005. Chairman Carpenter reported the following letters have been received and asked they be entered into the official record: City of Kannapolis (May 23, 2005); w. S. Galloway, P.E. (May 23, 2005); W. Kendall Foster, P.E. of Ridgeline Development (May 21, 2005); and Randall G. Benton (May 16, 2005). John Licari, property owner on Flowes Store Road, stated one house on two acres was too much of a reduction in density. Further, he said he almost had his land sold, but the school adequacy fee killed the sale and he did not want to see the density go any lower. Larry J. Marlow, a 27-year resident of Odell 2.5 mile area including Cessna Road, Untz Road, zoned Countryside Residential. School Road, asked that a and Odell School Road be Jim Flowers, property owner in Harrisburg and Realtor, complained the large landowners who have owned their property for 50 to 60 years will lose a lot of money if their property is down-zoned and the number of units per acre reduced. He stated he was against the rezoning and was surprised the County hired an outsider to help with the rezoning where there were so many capable Planning staff members. Tom Doran, a resident of the Odell School Road Community, said Board members have a golden opportunity to make Cabarrus County more attractive and desirable. He supported one acre lots and said development should occur in a reasonable and responsible manner in order to bring the needed services to the residents. william Niblock, a developer and resident of Concord, stated he was in favor of rewriting the ordinance and redrawing the zoning map, but expressed concern that a vast majority of undeveloped property would not be feasible for development based on the latest map. He expressed concern that the cost of two- to three-acre lots with water and sewer would result in larger homes priced at $700,000.00 to $800,000.00. Mr. Niblock recommended the Board delay voting on the map until the zoning ordinance is complete so that both items could be adopted at the same time. He also asked that the density and open space requirements be reviewed as in his opinion they were too strict. John Robbins, a resident of the Odell community, stated he respected the process but more time was needed to work through the proposed zoning and what makes economic sense in certain parts of the County. He said the Countryside Residential zoning had been over applied in the proposed zoning map and that Low Density Residential zoning made more economic sense. Further, Mr. Robbins stated in his opinion one acre lots were not economically viable in certain parts of the county. Dean Goodman, resident of the Odell Community, asked for a show of hands of audience members who were in support of one acre lots. Approximately 12-15 persons raised their hands. He said members of the Odell Community place a high value on the unique character and charm of the area and characterized the community as a collage of well-kept homes and developments that are distributed unobtrusively on a rural backdrop. He said developers and the City of Kannapolis would turn their community into a cluttered mess with cluster developments. Further, Mr. Goodman commented on the overcrowded road conditions in the northwest area of the County. Bill Smith, President of Cabarrus County Building Industry Association, asked the Board to table the map amendment until the Designing Cabarrus process is finished. He commented on the difference in appraised value for a defined and undefined specific use and the relationship between density and tax values. He said no decision should be made until it is determined how much this will cost the County and developers. Carl Hill, member of the Cabarrus County Planning and Zoning Commission, commented on the punitive costs of too much open space. He said the proposed map did not coincide with the Area Plans for Midland, Mt. Pleasant and Harrisburg, which were developed by the citizens of those areas. Mr. Hill stated there was a need for more High Density Residential in some areas and larger lot sizes in other areas of the County. He said that the needs and desires of the people should be taken into consideration.