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20 <br /> 1 Michael Harvey said the Applicant has methodically worked through the majority of <br /> 2 concerns, as they have arisen. <br /> 3 <br /> 4 Commissioner Rich referred to page 15 where two small group homes, with three to five <br /> 5 private suites, are mentioned. She asked if this scenario would fall under the ordinance of <br /> 6 unrelated people living together or some other category. <br /> 7 <br /> 8 Michael Harvey said he believed it will fall in a category of a different situation. He <br /> 9 added that in the review of this narrative, this arrangement has not been viewed as a potential <br /> 10 problem. <br /> 11 <br /> 12 Commissioner Rich asked if it will open a can of worms down the road. <br /> 13 <br /> 14 Michael Harvey said not in his opinion, based on what he knows today. He added that <br /> 15 the question can be raised with the Applicant, and answered more fully for the BOCC. He said <br /> 16 the BOCC is approving a new zoning district with this project. He said this zoning district can <br /> 17 specify individual components as to how the development operation of this project will go in <br /> 18 perpetuity. <br /> 19 <br /> 20 Chair McKee said this project is effectively a condominium and asked if approval of this <br /> 21 unique project would place it by default in the Orange County UDO. <br /> 22 <br /> 23 Michael Harvey said no. He said the Master Plan Development Conditional Zoning is <br /> 24 handled on a case by case basis, where an applicant must submit a proposal to the BOCC. He <br /> 25 said this project does not set a precedent unless an applicant wanted to go through the very <br /> 26 same process as Hart's Mill. He added that this is a unique opportunity to approve a project <br /> 27 that accomplishes a lot of Orange County's goals with respect to the environment and <br /> 28 affordable housing. He said this type of project is only possible in the urbanizing areas of the <br /> 29 County. <br /> 30 <br /> 31 Chair McKee asked if a developer should come forward with this model, would they have <br /> 32 to go through the same process as this one. <br /> 33 <br /> 34 Michael Harvey said that is correct. <br /> 35 <br /> 36 Lydia Wegman asked for an explanation as to why this project would be a Class B <br /> 37 Special Use Permit. <br /> 38 <br /> 39 Michael Harvey said it is based on mega-wattage. Anything over 20,000 and fewer than <br /> 40 100,000 megawatts is a Class B Special Use permit. <br /> 41 <br /> 42 Paul Guthrie said he ran all the aerial photographs of the property since 1955. He said it <br /> 43 is clear that the area surrounding this property has boomed with development since that time. <br /> 44 He asked if this new form of organization would be able to make internal changes without <br /> 45 having to return to the County every time. <br /> 46 <br /> 47 Michael Harvey said any changes would require a return to the BOCC. He said there is <br /> 48 no room to deviate from the mutually agreed upon set of conditions created by the applicant and <br /> 49 the BOCC. <br /> 50 <br />