Agenda - 01-19-2021; 6-a - Zoning Atlas Amendment Master Plan Development Conditional Zoning District (MPD-CZ) for Efland Station (formerly Beaver Crossing)

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13 memorialized in a 24-page zoning ordinance containing conditions to address areas of impact or concern identified by the Planning Department. The Planning Board reviewed the Efland Station Master Plan on November 4, 2020, hearing comments from staff,the applicant and other interested parties. The Planning Director and the Orange County Planning Board unanimously recommend approval of the Efland Station Master Plan. II. Department of Environment, Agriculture, Parks and Recreation ("DEAPR") Orange County Commission for the Environment Review The DEAPR reviewed the Efland Station Master Plan providing scant comments in two letters. The first letter, dated October 13, 2020, described the use and condition of the subject property today noting the existence of two ephemeral streams on site that flow south toward the Seven Mile Creek. The letter indicated that protecting these two tributaries is in the public interest and recognized that the applicant's site plan protects the streams by placing them in open space. DEAPR staff suggests that a conservation easement may be appropriate for this open space area if the landowner desires to retain ownership of the area. Under such an arrangement, the county would maintain the sensitive area. The second letter, dated October 20, 2020, indicated that there was a historic resource on the subject property which has collapsed and no longer possesses any physical integrity. DEAPR staff made no other comments and raised no other concerns. The Commission for Environment reviewed the Efland Station Master Plan on January 11, 2021. The DEAPR staff report consisted of a list of environmental concerns apparently gathered from community input. No staff analysis of these concerns was provided. The applicant was not permitted to speak and no formal presentation was allowed about the Efland Station Master Plan or the 1000+pages of materials on the topic. Much of the board discussion focused on a letter prepared by a member of the commission in opposition to the project and apparently circulated to DEAPR staff and other board members in advance of the meeting. The applicant was not provided a copy of the letter in advance of the meeting. A slightly revised version of that letter was adopted by the Commission for the Environment in recommending denial of the project. The Commission for the Environment failed to consider the many environmental benefits of the Efland Station Master Plan made apparent in our letter to the commission attached hereto. III. Orange County Economic Development Review Economic Development Staff prepared a report entitled "Potential Economic Value of Efland Station to Orange County: Forecast of Jobs&Benefits and Annual Property & Sales Tax Revenue Projections"which has been provided as a part of the overall packet. The report concurs with the applicant's assessment that Buc-ee's will provide $1,000,000 in needed tax revenue and 200 good jobs in Phase I plus additional revenue and jobs as Phase II develops.