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43 <br /> ➢ Heavy Industrial (1-3) defined as: Manufacturing & processing <br /> operations with a greater potential to impact surrounding properties, <br /> where a majority or large component of the operation may occur in <br /> the open air. Such uses may include, but not be limited to, the <br /> following: asphalt mixing plants; cement manufacturing or <br /> processing; commercial food processing (packing and rendering) <br /> plants, including meat, poultry and fish; and, concrete mixing <br /> plants. <br /> Staff is responsible for determining where a proposed use is permitted <br /> based on the existing definition(s) of each district as identified herein. <br /> • Section 5.2.2 Table of Permitted Uses — Economic Development Districts <br /> specifically lists out `Manufacturing, Assembly, and Processing' land uses, <br /> identifying which EDD district a proposed use is allowed to be developed. <br /> It is this inconsistency in how allowable land uses are listed/categorized that <br /> represents an issue to be addressed to ensure compliance with Byrd. Further, <br /> this inconsistent listing of permitted and prohibited uses has created confusion <br /> for both staff and the development community with respect to `where a given use <br /> can be located'. <br /> The `perceived benefit' is to ensure transparency in land use decisions and <br /> eliminate confusion by having a single, central, table of permitted land uses <br /> outlining what is and is not permitted for development within the County. <br /> 5. How does the amendment to the tables of permitted uses impact <br /> development of land uses within master planned districts (MPD) such as <br /> Harts Mill and Settlers Point? <br /> There will be no impact. As part of the review of any Master Plan Development <br /> Conditional Zoning (MPD-CZ) project, applicants are required to provide a <br /> comprehensive list of anticipated land uses for County review and action. <br /> If these projects are approved by the BOCC, they are limited to those land uses <br /> proposed by the applicant. <br /> If a developer wishes to revise the allowed uses within an MPD-CZ project, he or <br /> she will be required to request an amendment to the project. <br /> This means an entirely new public hearing process, as detailed within the UDO, <br /> requiring: <br /> • A neighborhood meeting to review the changes, <br /> • Planning Board review/recommendation, and <br /> • A public hearing held by the BOCC <br /> all advertised consistent with the requirements of the UDO. <br />