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35 <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 C&6issioners 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 />