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8 <br />BACKGROUND: <br />Throughout the fall of 2007, plamling staff began having regular, weekly, meetings with <br />representatives of Buckhorn Road Associates LLC (hereafter `applicant'). The applicant was <br />proposing the development of a phased, unified commercial center on several parcels of property <br />along Buckhorn Road. Originally, the applicant was proposing to develop a commercial center <br />on the following properties (hereafter called `the property'): <br />A seventeen and a half (17.5) acre parcel of property (TMBL 3.28..20C /PIN <br />9834=47-5174) and a one hundred ten (110) acre parcel of property (TMBL <br />3.28..20 /PIN 9834-56-1587) with a current street address of 508 Buckhorn Road. <br />The Buckhorn Flea Market is a nonconforming is presently operating on parts of <br />both properties that together make up the property. The property is zoned <br />Economic Development (ED), <br />During our initial meetings, staff and the applicant reviewed the various requirements of the <br />Zoning Ordinance governing the review of a Planned Development project within the Economic <br />Development District. <br />Staff informed the applicant that the review of ~ Planned Development projects is regulated in <br />accordance with the provisions of Article Seven (7) of the Ordinance. With respect to the <br />developing such projects within the Economic Development District, Section 7.21.1 PD-ED <br />District: Definition and Intent indicates: <br />PD-ED districts may be established in accordance with the general procedures and <br />requirements set forth in Articles 7.1 through 7.9 and with the intensities and in <br />locations in accordance with the Comprehensive Plan and the Zoning Ordinance <br />and Atlas. <br />The purpose of this district is to provide for properly located and planned <br />non-residential development consistent with Orange County's Strategic Plan for <br />Economic Development. Specifically, this district is intended to provide an <br />opportunity for development plans, submitted under the provisions of Article 6.29 <br />[Development Standards for Economic Development (ED) Districts] of this <br />ordinance, to be considered for approval when such plans do not: <br />1. Meet the criteria for site plan approval listed in Article 14.3; <br />2. Address agency comments solicited during the site plan review process; <br />and/or <br />3. Adhere to the design standards applicable within Economic Development <br />Districts asset forth in Article 6.29 of this ordinance; <br />and which propose a design solution which is equal to or better than could be <br />obtained through the application of the criteria and standards contained in the <br />Design Manual. In such cases, application for and approval of a Planned <br />Development District shall be governed by the general and specific standards and <br />