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1 of 3 Master Plan Development (MPD) (Conditional Zoning District) General Information about the District The Master Plan Development Conditional Zoning District (MPD-CZ) was adopted in April 2011 as part of the UDO (Unified Development Ordinance) process that consolidated all County development regulations into one document. The MPD-CZ was added to the development regulations in response to long-voiced concerns that development processes, especially for larger projects, were onerous and that a more simple approach was needed to facilitate economic development projects in Orange County. Additionally, there was much interest in moving away from requiring quasi- judicial approval processes (special use permits or conditional use zoning) because a “new” legislative-only process had been enabled by the State Legislature in the mid- 2000s: conditional zoning districts. Conditional zoning districts follow a legislative decision making process while allowing local governments and development applicants to mutually agree to specific conditions that are attached to approvals. A legislative process allows for resident participation in the decision making process while doing away with a quasi-judicial process which requires that only relevant, expert evidence and testimony can be used in the decision making process. The purpose of the MPD-CZ, as found in the district’s specific table in Article 3 of the UDO, is to: …provide for unified large scale subdivisions, non-residential, and mixed- use developments that promote economical and efficient land use, improved level of amenities, appropriate and harmonious variety, creative design, and a better environment through the approval of a general concept Master Plan the permits defined flexibility to accommodate land use adjustments in response to evolving market trends. MPD-CZ districts can be located only in Transition Land Use Categories and Rural Community Nodes, as defined in the County’s Comprehensive Plan. Additionally, all regulations contained in the UDO apply to MPD-CZ applications unless alternatives that meet the intent and spirit of the regulation(s) are approved during the review/approval process. Section 2.9.2 of the UDO contains the review process for conditional zoning districts, including the MPD-CZ. In summary, the application for an MPD-CZ must include a Master Plan, the requirements of which are in Section 6.7 of the UDO. The applicant must hold at least one Neighborhood Information Meeting to obtain surrounding property owner input and comments on the proposed development project. The review process follows the requirements for a Zoning Atlas amendment which includes review by and a recommendation from the Planning Board and a public hearing held by the Board of County Commissioners. Public notifications include: Attachment 4 77