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a <br />5 <br />Orange County Board of Commissioners <br />Page 2 <br />March 30, 1999 ~~ <br />front of you when reviewing the NSA ordinance, it is not <br />possible to capture the full sense and impact of the NSA <br />ordinance. Those of you who want to read the NSA ordinance and <br />draw your own conclusions about it will need. the existing <br />Carrboro Land Use Ordinance to do so. <br />My review focused principally on "big picture" issues. I <br />noted several editing ideas that I will share with the County <br />Planning Director for communication to his Carrboro counterpart. <br />However, there is one "big picture" point that I want to make at <br />this time. <br />Section 4 of the NSA ordinance adds a section to the <br />Carrboro Land Use Ordinance establishing village mixed use <br />districts and providing the process for the creation of a <br />village mixed use district. As you know, the village mixed use <br />districts can be created anywhere in the NSA and will require <br />both a legislative decision to create the zoning district and a <br />conditional use permit decision. In other words, these districts <br />will be conditional use zoning districts. However, Section 4 of <br />the NSA ordinance introduces a concept that had not previously <br />been discussed by the Board of County Commissioners. That <br />concept is "master planning." Under the master plan concept the <br />Board of Aldermen will consider concurrently the rezoning <br />application and the master plan proposal. At that point the <br />legislative decision making is completed. Thereafter, a master <br />planned village proposal goes through the conditional use permit <br />process. However, it appears from the way the ordinance is <br />drafted that the conditional use permit process will be wholly <br />administrative, not concurrent with the legislative rezoning <br />process and presumably will not involve the Orange County Board <br />of Commissioners. <br />In summary, the NSA ordinance permits someone applying with <br />a village mixed use proposal to follow one of two paths. The <br />first path would be to .file a rezoning application and <br />simultaneously file a conditional use permit application for the <br />village mixed use development. In that case, the rezoning <br />application and the conditional use permit application would be <br />reviewed concurrently by the Board of Aldermen and by the Orange <br />County Commissioners and would include a joint public hearing on <br />both applications. The second path the developer could follow <br />would be to submit an application for the rezoning of the <br />property and an application for a master plan proposal. In that <br />case, the rezoning application and the master plan application <br />would be reviewed concurrently by the Board of Aldermen and by <br />the Orange County Commissioners and would include a joint public <br />hearing involving the Board of County Commissioners and the <br />Board of Aldermen. The difference in the two paths is <br />